Stamp duty for first-time buyers in 2026: what you'll actually pay
Stamp Duty Land Tax is one of the biggest upfront costs of buying a home after your deposit. If you're a first-time buyer in England or Northern Ireland, you get a discount. Here's how it works and what it's worth.
The rules
You count as a first-time buyer if you, and everyone you're buying with, have never owned a home in the UK or anywhere else in the world. You must also be buying it to live in.
If you qualify, you pay nothing on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the home costs more than £500,000, you lose the relief altogether and pay the normal rates on the full price.
What you'll pay
| Price | First-time buyer | Home mover | Saving |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £1,500 |
| £250,000 | £0 | £2,500 | £2,500 |
| £300,000 | £0 | £5,000 | £5,000 |
| £350,000 | £2,500 | £7,500 | £5,000 |
| £400,000 | £5,000 | £10,000 | £5,000 |
| £450,000 | £7,500 | £12,500 | £5,000 |
| £500,000 | £10,000 | £15,000 | £5,000 |
| £510,000 | £15,500 | £15,500 | £0 |
Watch out for the £500,000 cliff edge
Look at the last two rows. A home at £500,000 costs a first-time buyer £10,000 in stamp duty. At £510,000, the relief disappears and the bill jumps to £15,500. Paying £10,000 more for the property costs you £15,500 more in total. If you're close to the limit, it can be worth negotiating the price down below £500,000.
Buying with someone who has owned before
If you buy jointly with a partner who has owned a home before, even years ago or abroad, neither of you gets first-time buyer relief. If you'll own more than one property after buying, a 5% surcharge applies on top of every band.
When it's paid
Your solicitor or conveyancer usually files the return and pays the tax on your behalf within 14 days of completion, so make sure the money is ready in time. Use our stamp duty calculator for your exact price, and the mortgage calculator to check your monthly payments.
These rules apply in England and Northern Ireland. Scotland and Wales have their own property taxes with different rates.