How much is stamp duty on a £300,000 house in 2026?

Per HMRC's published SDLT rates, a standard buyer pays £5,000 on a £300,000 property: 0% on the first £125,000, 2% on the £125,001-£250,000 band (£2,500), and 5% on the £250,001-£300,000 band (£2,500). First-time buyers pay £2,500 — 0% to £250,000 then 5% to £300,000. Use GOV.UK's SDLT calculator to verify. See /blog/first-time-buyer-checklist-2026.

Do first-time buyers pay stamp duty in 2026?

Per HMRC guidance, first-time buyers pay no SDLT on the first £250,000 for properties costing up to £425,000, and 5% above £250,000. If the price exceeds £425,000, the relief is lost completely and standard rates apply on the whole purchase. Both buyers in a joint purchase must qualify. Read more at /blog/shared-ownership-explained.

How much is the additional property stamp duty surcharge?

Per HMRC, the additional property surcharge is 5% on top of standard rates (raised from 3% in the October 2024 Budget), applied to every band of the purchase price. On a £300,000 second home, you pay £20,000 SDLT versus £5,000 standard. It applies to second homes, buy-to-let purchases, and any inherited property share over £40,000. See /blog/buy-to-let-tax-guide-2026.

Can I get a stamp duty refund if I sell my old house?

Yes. If you paid the additional property surcharge because you hadn't yet sold your previous main residence, HMRC allows you to claim a refund if you sell the old home within 36 months of buying the new one. You must actively submit the claim within 12 months of the sale date via the SDLT refund service on GOV.UK. See /blog/exchange-and-completion-guide.

When do I have to pay stamp duty?

HMRC requires SDLT returns to be filed and paid within 14 days of completion. Your conveyancer almost always handles this, collecting funds at completion and submitting the SDLT5 return. Late filing triggers automatic penalties starting at £100 plus interest from HMRC. See /blog/conveyancing-searches-cost-guide for full conveyancing costs.

Does Scotland have stamp duty?

No. Scotland uses Land and Buildings Transaction Tax (LBTT) administered by Revenue Scotland, with rates from 0% (up to £145,000) to 12% (over £750,000). First-time buyers in Scotland get a £175,000 nil-rate threshold. The Additional Dwelling Supplement is 8% on second properties (raised from 6% in December 2024). Compare LBTT to LTT (Wales) on Revenue Scotland's calculator.

Does Wales have stamp duty?

No. Wales uses Land Transaction Tax (LTT) administered by the Welsh Revenue Authority. Standard residential rates start at 0% (up to £225,000) and rise to 12% (over £1.5m). There is no first-time buyer relief, but the higher £225,000 threshold means most first homes incur no LTT. The higher rate (second properties) is 4-17% with a 5% surcharge. See gov.wales/land-transaction-tax-rates.

Can I avoid stamp duty legally?

Limited legitimate options exist per HMRC guidance: separately valuing fixtures and fittings (chattels) reduces the chargeable consideration by typically £5,000-15,000; transfers between divorcing spouses are exempt; and properties below £40,000 are SDLT-free. HMRC actively challenges artificial schemes — most aggressive 'stamp duty avoidance' marketing is high risk. See /blog/property-red-flags-before-buying.

Is stamp duty payable on inherited property?

No SDLT is due when you inherit property. However, an inherited share (over £40,000 / 50%) makes you an 'additional property' owner, so any subsequent residential purchase attracts the 5% SDLT surcharge unless you sell or transfer your share. Inheritance Tax (separate from SDLT) is administered by HMRC Trusts & Estates. See /blog/freehold-purchase-guide.

What if my purchase falls through after I've paid stamp duty?

SDLT is payable on completion, not exchange — so if a sale falls through before completion you pay nothing. If it falls through after completion (rare), the transaction has legally happened and SDLT is due. If a contract is rescinded for fraud or misrepresentation, an SDLT refund may be available via HMRC's special claims process. See /blog/gazumping-and-gazundering.

Stamp Duty 2026: Rates & Calculator Guide

Name: HouseCheckup UK Property Database
Creator: HouseCheckup
License: https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/

Stamp Duty Land Tax (SDLT) raised £11.7 billion for the UK Treasury in the 2024/25 tax year, making it one of the most significant costs in any property transaction. HouseCheckup's property reports include an estimated stamp duty calculation based on the property's value, helping you budget accurately from day one — all within our comprehensive £24.99 report that also covers environmental, structural, and legal data. Here's your complete guide to Stamp Duty in 2026.

Current Stamp Duty Rates (2026)

Stamp Duty Land Tax applies to property purchases in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT) — with different rates.

Standard Residential Rates (England & Northern Ireland)

Property Price Band	SDLT Rate
£0 - £125,000	0%
£125,001 - £250,000	2%
£250,001 - £925,000	5%
£925,001 - £1,500,000	10%
Over £1,500,000	12%

First-Time Buyer Rates

Property Price Band	SDLT Rate
£0 - £250,000	0%
£250,001 - £425,000	5%

Note: First-time buyer relief only applies to properties costing £425,000 or less. If the property costs more than £425,000, standard rates apply with no relief.

Additional Property Surcharge

If you already own a property (including buy-to-let or inherited property), you pay a 5% surcharge on top of standard rates on the entire purchase price. This applies to second homes, buy-to-let purchases, and any additional residential property.

Stamp Duty Calculation Examples

Example 1: Standard Buyer, £350,000 Property

Band	Amount	Rate	Tax
£0 - £125,000	£125,000	0%	£0
£125,001 - £250,000	£125,000	2%	£2,500
£250,001 - £350,000	£100,000	5%	£5,000
Total SDLT			£7,500

Example 2: First-Time Buyer, £350,000 Property

Band	Amount	Rate	Tax
£0 - £250,000	£250,000	0%	£0
£250,001 - £350,000	£100,000	5%	£5,000
Total SDLT			£5,000

Saving vs. standard rates: £2,500

Example 3: Additional Property, £350,000

Band	Amount	Rate	Tax
£0 - £125,000	£125,000	5% (0% + 5% surcharge)	£6,250
£125,001 - £250,000	£125,000	7% (2% + 5% surcharge)	£8,750
£250,001 - £350,000	£100,000	10% (5% + 5% surcharge)	£10,000
Total SDLT			£25,000

When Is Stamp Duty Due?

SDLT must be paid within 14 days of completion (the date legal ownership transfers). In practice, your solicitor handles this — they'll collect the stamp duty from you before or on completion and submit the return to HMRC. Late filing incurs penalties and interest.

Reliefs and Exemptions

First-Time Buyer Relief

Available if neither you nor anyone you're buying with has ever owned a residential property (anywhere in the world). The property must cost £425,000 or less and will be your main residence.

Multiple Dwellings Relief (MDR)

Note: MDR was abolished from 1 June 2024 for most transactions. However, transitional arrangements may still apply to contracts exchanged before that date.

Replacement of Main Residence

If you buy a new main residence before selling your old one, you'll initially pay the additional property surcharge. However, you can claim a refund of the surcharge if you sell your previous main residence within 36 months of buying the new one.

Transfer Due to Divorce or Dissolution

Property transfers between spouses or civil partners as part of a divorce settlement are exempt from SDLT.

Properties Under £40,000

No SDLT return is required for residential properties under £40,000 (rare, but applies to some garages, parking spaces, or very low-value properties).

Legitimate Ways to Reduce Stamp Duty

1. Negotiate Fixtures and Fittings Separately

SDLT is payable on the property price, not moveable contents. If the seller includes items like carpets, curtains, freestanding appliances, or garden furniture, these can be valued separately and excluded from the SDLT calculation. Important: Valuations must be realistic — HMRC can challenge inflated fixture values. A typical deduction is £5,000-15,000.

2. Time Your Purchase

If thresholds are changing (as they did in March 2025), completing before the change can save thousands. Monitor government announcements around Budget time.

3. Consider Joint Ownership Carefully

If one buyer is a first-time buyer but the other isn't, you lose first-time buyer relief. Sometimes it makes financial sense for the first-time buyer to purchase alone (if they can afford it) and add the other person later.

4. Claim Refunds When Entitled

If you paid the additional property surcharge but sold your previous home within 36 months, claim your refund. You have 12 months from the sale date (or 12 months from the filing date, whichever is later) to submit the claim.

Common Stamp Duty Mistakes

Forgetting inherited property counts — Even a small share of an inherited property makes you an "additional property" buyer unless it's worth less than £40,000
Missing the 36-month refund window — If you sell your old home after buying a new one, the refund isn't automatic; you must claim it
Not checking first-time buyer eligibility carefully — Owning property abroad, or having owned previously (even if you sold years ago), disqualifies you
Ignoring transfer of equity implications — Adding someone to your mortgage/title can trigger SDLT if they take on debt

Scotland: Land and Buildings Transaction Tax

Band	Rate
£0 - £145,000	0%
£145,001 - £250,000	2%
£250,001 - £325,000	5%
£325,001 - £750,000	10%
Over £750,000	12%

Scottish first-time buyers have a relief raising the nil-rate band to £175,000.

Wales: Land Transaction Tax

Band	Rate
£0 - £225,000	0%
£225,001 - £400,000	6%
£400,001 - £750,000	7.5%
£750,001 - £1,500,000	10%
Over £1,500,000	12%

Budget Accurately with HouseCheckup

Stamp duty is just one cost in buying a property. A HouseCheckup report for £24.99 (Complete tier) gives you the full picture: estimated stamp duty based on asking price, plus comprehensive data on flood risk, subsidence, planning, EPC ratings, and environmental factors. It's the intelligent first step that helps you budget for the true total cost of purchase — without the £250-450 price tag of traditional conveyancing search packs.

Stamp Duty 2026: Rates, Thresholds, and How to Calculate Your Bill