Stamp Duty: What Buyers Need to Know

Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs of buying a property in England, and it's worth understanding properly before house-hunting. It can meaningfully affect what you can actually afford to offer.

SDLT is charged in bands: you pay a percentage on the portion of the purchase price that falls within each band, not a flat rate on the whole amount. Rates step up as the price increases, so a property just over a band threshold costs proportionally more in tax than one just under it.

First-time buyers get relief on properties up to a certain value. Always worth checking whether you qualify before assuming standard rates apply.

If you already own a property and are buying an additional one (a second home, a buy-to-let, or you haven't yet sold your current home), a surcharge applies on top of the standard rates. This catches people out more often than any other part of SDLT, particularly buyers purchasing before their existing sale has completed.

A good stamp duty calculator gives an instant, accurate figure based on current rates. Genuinely useful for budgeting before you start viewing, since SDLT is due within 14 days of completion and needs to be planned for alongside your deposit and legal costs.

Rates and thresholds do change, so always confirm the current position with your solicitor before exchange.