Stamp Duty 2026: New Build & First-Time Buyer Rates Explained
Stamp Duty Land Tax rates were lowered in April 2025. Here is exactly what new build buyers pay in 2026 — and how to calculate your bill.
Key points
- First-time buyers pay 0% up to £300,000 and 5% on the slice between £300,000 and £500,000.
- Above £500,000 first-time buyers lose all relief and pay the same as movers.
- Movers pay 0% on the first £125,000, then 2%, 5%, 10% and 12% on slices above.
- There are no new SDLT changes in 2026 — the April 2025 rates apply for the whole year.
Stamp Duty in 2026: nothing new, but lower thresholds since April 2025
Stamp Duty Land Tax (SDLT) is the tax you pay when buying a home in England or Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both follow similar principles but at different thresholds.
Rates changed on 1 April 2025 and have not changed since. The thresholds in this guide apply for the whole of 2026.
First-time buyer rates (England & Northern Ireland)
If you are a first-time buyer and the home is your only or main residence:
| Property price slice | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Above £500,000 | Full mover rates apply (no first-time buyer relief) |
Key change vs. pre-April 2025: the zero-rate band dropped from £425,000 to £300,000, and the maximum property value eligible for first-time buyer relief fell from £625,000 to £500,000. A first-time buyer purchasing a £450,000 home now pays £7,500 in stamp duty where they would previously have paid £1,250.
Mover rates (England & Northern Ireland)
If you have owned a home before and are buying a new main residence:
| Property price slice | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
Second home and buy-to-let surcharge
If you already own one or more residential properties, you pay an additional 5% on top of the mover rates above. So a £400,000 second home would attract £27,500 in SDLT (£10,000 on the standard mover rate plus £20,000 surcharge = £27,500 actually, that's not quite right — correct figure is £27,500 calculated as £7,500 standard + £20,000 surcharge).
Worked examples for new build buyers
First-time buyer, £300,000 new build apartment
£0 stamp duty — falls under the first-time buyer zero-rate band.
First-time buyer, £450,000 new build family home
£0 on the first £300,000, then 5% on the £150,000 above £300,000 = £7,500.
First-time buyer, £550,000 new build
Loses first-time buyer relief entirely. Full mover rates apply: £0 on first £125,000, 2% on £125,000-£250,000 (£2,500), 5% on £250,000-£550,000 (£15,000) = £17,500.
Mover, £500,000 new build
£0 on first £125,000, 2% on next £125,000 (£2,500), 5% on next £250,000 (£12,500) = £15,000.
Buy-to-let landlord, £350,000 apartment
Standard mover rates plus 5% surcharge. £7,500 standard + £17,500 surcharge = £25,000.
How shared ownership and Help to Buy interact with SDLT
On a shared ownership new build you can either pay stamp duty on the full market value at purchase (a one-off bill) or pay only on the share you buy and pay further stamp duty later if you staircase. For most first-time buyers under £500,000, paying on the share is the cheaper option (often £0). See our shared ownership guide.
The original Help to Buy equity loan scheme closed to new applications on 31 October 2022 and has not been replaced. See our Help to Buy alternatives guide for what first-time buyers can use instead.
When do you pay stamp duty?
Your solicitor or conveyancer files the SDLT return and pays the tax on your behalf within 14 days of completion. The money usually comes from the funds released on completion day — so make sure you have it ready in cleared funds, alongside your deposit and legal fees.
Calculate your exact stamp duty
The official MoneyHelper SDLT calculator works out your bill in seconds based on price, first-time buyer status, second home status and location (England / NI vs. Scotland / Wales). Or use our own stamp duty calculator here on HomeClicked.
Sources and further reading
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