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September 2025

September 2025

A guide to Stamp Duty

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If you’re buying a new home, it’s important to be aware of stamp duty land tax, which can be a significant additional cost. Whether you’re a first time buyer, home mover or own several properties, here’s everything you need to know about stamp duty.

What is Stamp Duty?

The Government applies Stamp Duty Land Tax (SDLT) to certain property purchases in England and Northern Ireland. The person buying the home pays it, and the amount you pay depends on factors such as the property price, if it’s your first home, and if it’s the only property you own.

Recent changes to Stamp Duty

Changes to Stamp Duty thresholds came into effect from 1st April 2025. For existing homeowners, the amount of Stamp Duty to pay is:

  • 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%

For first-time buyers, the Stamp Duty discount you can claim will also change. If you complete on your first home after 1st April 2025, you'll pay no SDLT up to £300,000, and 5% SDLT on the portion from £300,001 to £500,000. You won't be able to claim relief for properties over £500,000. 

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Does everyone need to pay it?

Yes, if you're purchasing a property that's priced over the eligibility threshold. As of September 2022, in England and Northern Ireland you’ll need to pay SLDT on homes over £250,000, or £425,000 for first time buyers.

The threshold for first time buyers reverted back to £300,000 on 31st March 2025.

When you buy a new home, you must legally register it with the Land Registry. This requires a certificate from the HMRC, which they will only release once you've paid the Stamp Duty. Your solicitor will transfer the funds to pay the SLDT.

How much stamp duty do I need to pay?

If you're buying a residential property, as of September 23rd 2022, stamp duty rates in England and Northern Ireland (with the exception of first time buyers) are as follows:

  • Up to £250,000 - Zero
  • £250,001 to £925,000 - 5%
  • £925,001 to £1.5 million - 10%
  • Over £1.5 million - 12%

When do you pay stamp duty?

If you owe stamp duty, you’ll need to pay it within 14 days of completion on your new home.

Usually your solicitor or conveyancer will file the stamp duty return for you, pay it on your behalf and include it in their fees.


What if I own more than one home?

If buying a new residential property means you’ll own more than one, you’ll have to pay 5% on top of stamp duty rates. You can use the HMRC stamp duty calculator to work out how much you’ll pay.

If the new home you’re buying will be your main residence and you’ve not sold your previous home on the day you complete, you will have to pay the higher rates. However if you sell your previous home within 36 months, you can apply for a stamp duty refund.


Stamp duty in Scotland and Wales

Scotland and Wales each have different thresholds and rates to those used in England. The Scottish system also has extra relief for first time buyers, while in Wales there is no extra relief for time buyers.

Scotland: Land and Buildings Transaction Tax

Wales: Land Transaction Tax

Stamp Duty calculator

This calculator from HMRC will work out the SDLT payable for most transactions. You should check the guidance if you are uncertain about how SDLT applies to your purchase or if you believe it may qualify for a relief.

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