Stamp Duty Land Tax
Residential property rates
You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat.
The amount you pay depends on:
- when you bought the property
- how much you paid for it
- whether you’re eligible for relief or an exemption
Use the SDLT calculator to work out how much tax you’ll pay.
Find out more about previous SDLT thresholds and rates for residential properties.
Rates for a single property
You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You usually pay 5% on top of these rates if you own another residential property.
Rates up to 31 March 2025
| Property or lease premium or transfer value | SDLT rate |
|---|---|
| Up to £250,000 | Zero |
| The next £675,000 (the portion from £250,001 to £925,000) | 5% |
| The next £575,000 (the portion from £925,001 to £1.5 million) | 10% |
| The remaining amount (the portion above £1.5 million) | 12% |
Example
In October 2024 you buy a house for £295,000. The SDLT you owe will be calculated as follows:
- 0% on the first £250,000 = £0
- 5% on the final £45,000 = £2,250
- total SDLT = £2,250
Rates from 1 April 2025
| Property or lease premium or transfer value | SDLT rate |
|---|---|
| Up to £125,000 | Zero |
| The next £125,000 (the portion from £125,001 to £250,000) | 2% |
| The next £675,000 (the portion from £250,001 to £925,000) | 5% |
| The next £575,000 (the portion from £925,001 to £1.5 million) | 10% |
| The remaining amount (the portion above £1.5 million) | 12% |
Example
In April 2025 you buy a house for £295,000. The SDLT you owe will be calculated as follows:
- 0% on the first £125,000 = £0
- 2% on the second £125,000 = £2,500
- 5% on the final £45,000 = £2,250
- total SDLT = £4,750
Use the SDLT calculator to work out how much tax you’ll pay.
New leasehold sales and transfers
When you buy a new residential leasehold property you pay SDLT on the purchase price of the lease (the ‘lease premium’) using the rates above.
If the total rent over the life of the lease (known as the ‘net present value’) is more than the SDLT threshold (currently £250,000), you’ll pay SDLT at 1% on the portion over £250,000.
From 1 April 2025 the SDLT threshold will change to £125,000.
This does not apply to existing (‘assigned’) leases.
You can work out how much SDLT you’ll pay for your residential lease using HMRC’s:
If you’re buying your first home
You can claim a discount (relief) if the property you buy is your first home. You’re eligible if you and anyone else you’re buying with are first-time buyers.
The discount you can claim depends on when you purchase the property.
Discount up to 31 March 2025
You’ll pay:
- no SDLT up to £425,000
- 5% SDLT on the portion from £425,001 to £625,000
If the price is over £625,000, you cannot claim the relief. Follow the rules for people who’ve bought a home before.
Example
You are a first-time buyer and purchase a property for £500,000. The SDLT you owe will be calculated as:
- 0% on the first £425,000 = £0
- 5% on the remaining £75,000 = £3,750
- total SDLT = £3,750
Discount from 1 April 2025
You’ll pay:
- no SDLT up to £300,000
- 5% SDLT on the portion from £300,001 to £500,000
If the price is over £500,000, you cannot claim the relief. Follow the rules for people who’ve bought a home before.
Example
You are a first-time buyer and purchase a property for £500,000. The SDLT you owe will be calculated as:
- 0% on the first £300,000 = £0
- 5% on the remaining £200,000 = £10,000
- total SDLT = £10,000
Higher rates for additional properties
You’ll usually have to pay 5% on top of SDLT rates if buying a new residential property means you’ll own more than one.
Use the SDLT calculator or check the higher rates to work out how much tax you’ll pay.
If you’re replacing your main residence
You will not pay the extra 5% SDLT if both of the following apply:
- the property you’re buying is replacing your main residence
- your previous main residence was sold within 36 months of completing your new purchase
If you have not sold your main residence on the day you complete your new purchase, you’ll have to pay higher rates. This is because you own 2 properties.
Check if you’re eligible for a refund of the higher rates of SDLT.
Rates if you’re not a UK resident
If you’re not present in the UK for at least 183 days (6 months) during the 12 months before your purchase you are ‘not a UK resident’ for the purposes of SDLT.
You’ll usually pay a 2% surcharge if you’re buying a residential property in England or Northern Ireland.
You may not have to pay a surcharge on certain properties, transactions or if you’re a particular type of buyer.
Check if you’re eligible for a refund of the surcharge.
If you have to pay the surcharge, you’ll also have to pay any other rates of SDLT that apply, for example:
- if you already own a property and you’re buying an additional property
- if you’re a first-time buyer
Use the SDLT calculator to work out how much tax you’ll pay.
Special rates
There are different SDLT rules and rate calculations for:
- corporate bodies
- people buying 6 or more residential properties in one transaction
- shared ownership properties
- multiple purchases or transfers between the same buyer and seller (‘linked purchases’)
- companies and trusts buying residential property