Stamp duty rates in 2025
Stamp duty in England and Northern Ireland changed once in 2025. On 1 April 2025 the nil-rate band fell from £250,000 to £125,000, the 2% band returned and first-time buyers' nil-rate band moved from £425,000 to £300,000 and their price limit from £625,000 to £500,000. A £400,000 home cost a home mover £7,500 on 1 January 2025 and £10,000 by 31 December 2025.
The bars are what a home mover paid on a £400,000 home, the price people ask about most, in each part of 2025.
Work out a purchase in 2025
Pick when it completed, then the price and who was buying.
Stamp duty to pay
£7,500
1.88% of the price
- Tax on the bands
- £7,500
- Stamp duty to pay
- £7,500
The rates in force during 2025
2 sets of rates applied during the year, each for its own dates. Each portion of the price was taxed at the rate for its band.
Rates in force 31 October 2024 to 31 March 2025
| Portion of the price | Home mover | Additional property | Non-UK resident | Additional and non-UK resident |
|---|---|---|---|---|
| Up to £250,000 | 0% | 5% | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% | 7% | 12% |
| £925,001 to £1,500,000 | 10% | 15% | 12% | 17% |
| Above £1,500,000 | 12% | 17% | 14% | 19% |
First-time buyers paid nothing on the first £425,000 and 5% to £625,000, on homes up to £625,000.
Rates in force 1 April 2025 onwards
| Portion of the price | Home mover | Additional property | Non-UK resident | Additional and non-UK resident |
|---|---|---|---|---|
| Up to £125,000 | 0% | 5% | 2% | 7% |
| £125,001 to £250,000 | 2% | 7% | 4% | 9% |
| £250,001 to £925,000 | 5% | 10% | 7% | 12% |
| £925,001 to £1,500,000 | 10% | 15% | 12% | 17% |
| Above £1,500,000 | 12% | 17% | 14% | 19% |
First-time buyers paid nothing on the first £300,000 and 5% to £500,000, on homes up to £500,000.
What a £400,000 home cost in 2025
Worked out for a purchase completing in each part of the year.
| Completing | Home mover | First-time buyer | Additional property | Non-UK resident |
|---|---|---|---|---|
| 1 January to 31 March 2025 | £7,500 | £0 | £27,500 | £15,500 |
| 1 April to 31 December 2025 | £10,000 | £5,000 | £30,000 | £18,000 |
What changed in 2025
- On 1 April 2025 the nil-rate band fell from £250,000 to £125,000, the 2% band returned and first-time buyers' nil-rate band moved from £425,000 to £300,000 and their price limit from £625,000 to £500,000.
Stamp duty in other years
Each year has its own page with the rates in force, the dates they changed and what a home cost.
Where to go next
- The rates in force today
The current bands, thresholds and every price page.
- Full stamp duty calculator
A purchase completing today, with the band breakdown.
- Reclaiming the surcharge
Getting the higher rates back after selling the old home.
- Commercial and mixed-use property
The non-residential rates, which these pages do not cover.
Stamp duty in 2025: questions
What were the stamp duty rates in 2025?
From 1 January to 31 March 2025: nothing up to £250,000, 5% to £925,000, 10% to £1,500,000 and 12% above £1,500,000. From 1 April to 31 December 2025: nothing up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1,500,000 and 12% above £1,500,000.
How much stamp duty was there on a £400,000 home in 2025?
From 1 January to 31 March 2025: £7,500 for a home mover, £0 for a first-time buyer and £27,500 for an additional property. From 1 April to 31 December 2025: £10,000 for a home mover, £5,000 for a first-time buyer and £30,000 for an additional property. The same price costs a home mover £10,000 today.
Did stamp duty change in 2025?
Yes, once. On 1 April 2025 the nil-rate band fell from £250,000 to £125,000, the 2% band returned and first-time buyers' nil-rate band moved from £425,000 to £300,000 and their price limit from £625,000 to £500,000.
Was there first-time buyer relief in 2025?
From 1 January to 31 March 2025: First-time buyers paid nothing on the first £425,000 and 5% to £625,000, on homes up to £625,000. From 1 April to 31 December 2025: First-time buyers paid nothing on the first £300,000 and 5% to £500,000, on homes up to £500,000.
What was the second home stamp duty surcharge in 2025?
All year: 5 percentage points on top of every band, on purchases of £40,000 or more.
Did non-UK residents pay more stamp duty in 2025?
All year: yes, 2 percentage points on top of every band.
Does the exchange date or the completion date decide the rates?
The completion date. The bands and first-time buyer relief in force on the day the purchase completes are the ones that apply, even when contracts were exchanged under earlier rules.
Does this cover Scotland and Wales?
No. These are Stamp Duty Land Tax rules, which apply in England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands and its own rules for companies, leases and shared ownership.
Where these figures come from
These figures are worked out from the rules in force on each completion date for a straightforward residential purchase; the facts of a particular purchase decide what was actually due.
The official rates for each period
- Stamp Duty Land Tax rates: 31 October 2024 to 31 March 2025 on GOV.UK, checked 12 September 2026
- Stamp Duty Land Tax: residential property rates on GOV.UK, checked 12 September 2026