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Stamp Duty Land Tax is a tiered tax paid by the buyer on the purchase of residential property in England and Northern Ireland. You pay different rates on different portions of the purchase price, not a flat percentage on the whole amount. For home movers, the nil-rate threshold returned to £125,000 from April 2025 after the previous temporary relief period ended.
Stamp Duty Rates for Home Movers For people who already own a property and are buying their next home, stamp duty applies at these rates from April 2025: 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% on the portion from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above £1.5 million. On a £400,000 property, the stamp duty bill for a home mover is £10,000.
First-Time Buyer Relief First-time buyers benefit from a higher nil-rate threshold. From April 2025, first-time buyers pay no stamp duty on the first £300,000 and then 5% on the portion from £300,001 to £500,000. If the purchase price exceeds £500,000, no first-time buyer relief applies and standard home mover rates are charged on the full amount. To qualify, neither buyer can have ever owned property in the UK or abroad.
Additional Dwelling Surcharge If you are buying an additional residential property, such as a buy-to-let or second home, a 3% surcharge applies on top of the standard rates at every threshold. This surcharge also applies if you are completing a purchase before selling your existing home. If you sell your main residence within three years of paying the surcharge, you can apply to HMRC for a refund.
