UK Moving & Stamp Duty 2026: SDLT, LBTT, LTT Complete Guide
UK has three transaction taxes on property: SDLT (Stamp Duty Land Tax) in England and Northern Ireland, LBTT (Land and Buildings Transaction Tax) in Scotland, and LTT (Land Transaction Tax) in Wales. 2026 SDLT bands: 0% to £250K, 5% £250-925K, 10% £925K-£1.5M, 12% above £1.5M. First-time buyer relief: 0% to £425K (England). LBTT and LTT have different (typically tighter) bands — Scotland charges 12% above £750K vs SDLT 12% above £1.5M, so identical properties can have very different taxes by jurisdiction.
Total UK Move Cost = Property Price + Stamp Duty + Conveyancing + Survey + Mover Cost + 6 weeks of council tax overlap
Stamp duty is typically the single largest line item on a UK property purchase after the property itself. For a median £535,000 London property, SDLT (England) is £14,250; the same property in Scotland would attract LBTT of approximately £39,250. The same property in Wales would attract LTT of approximately £21,200. Understanding which jurisdiction applies and which reliefs you qualify for can save five-figure sums. This 2026 guide covers all three regimes with worked examples.
What This Means
The calculator computes SDLT, LBTT, or LTT based on the property location, your buyer status (first-time, primary residence, additional dwelling, non-UK resident), and property value. Always confirm with your solicitor before completion — penalty for late SDLT payment is 5% of unpaid tax + interest.
The Three UK Property Tax Regimes
UK property purchase is taxed by location, not buyer residency:
- SDLT (Stamp Duty Land Tax) — applies to property in England and Northern Ireland.
- LBTT (Land and Buildings Transaction Tax) — Scotland (since April 2015).
- LTT (Land Transaction Tax) — Wales (since April 2018).
You pay the tax of the country in which the property is located, regardless of where you live. A London-based buyer purchasing an Edinburgh second home pays LBTT (Scotland) plus the LBTT Additional Dwelling Supplement (8%).
SDLT 2026 Bands (England + Northern Ireland)
| Property Value Band | SDLT Rate (Standard) | SDLT Rate (Higher Rate Add'l Dwelling) | SDLT Rate (Non-UK Resident) |
|---|---|---|---|
| £0 – £250,000 | 0% | 3% | 2% |
| £250,001 – £925,000 | 5% | 8% | 7% |
| £925,001 – £1,500,000 | 10% | 13% | 12% |
| Above £1,500,000 | 12% | 15% | 14% |
First-Time Buyer Relief (England + NI): 0% on first £425,000 + 5% on the next £200,000. Maximum property value for relief: £625,000 (above which standard rates apply).
Worked examples:
- £300,000 primary residence: 0% × £250K + 5% × £50K = £2,500
- £535,000 (London median, primary): 0% × £250K + 5% × £285K = £14,250
- £800,000 primary: 0% × £250K + 5% × £550K = £27,500
- £1,200,000 primary: 0% × £250K + 5% × £675K + 10% × £275K = £61,250
- £535,000 first-time buyer: 0% × £425K + 5% × £110K = £5,500 (savings £8,750)
- £535,000 second home: 3% × £250K + 8% × £285K = £30,300 (additional £16,050)
LBTT 2026 Bands (Scotland)
| Property Value Band | LBTT Rate (Standard) | LBTT + ADS (Additional Dwelling) |
|---|---|---|
| £0 – £145,000 | 0% | 8% |
| £145,001 – £250,000 | 2% | 10% |
| £250,001 – £325,000 | 5% | 13% |
| £325,001 – £750,000 | 10% | 18% |
| Above £750,000 | 12% | 20% |
First-Time Buyer Relief (Scotland): 0% on first £175,000 (then standard rates apply).
Worked examples:
- £300,000 primary: 0% × £145K + 2% × £105K + 5% × £50K = £4,600
- £535,000 primary (Edinburgh): 0% × £145K + 2% × £105K + 5% × £75K + 10% × £210K = £26,850
- £800,000 primary: 0% × £145K + 2% × £105K + 5% × £75K + 10% × £425K = £48,500
Note: LBTT is significantly higher than SDLT for properties between £250K and £750K. For a £535,000 property, LBTT is £26,850 vs SDLT £14,250 — a £12,600 difference.
LTT 2026 Bands (Wales)
| Property Value Band | LTT Rate (Standard) | LTT + Higher Rate (Additional Dwelling) |
|---|---|---|
| £0 – £225,000 | 0% | 4% |
| £225,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 11.5% |
| £750,001 – £1,500,000 | 10% | 14% |
| Above £1,500,000 | 12% | 16% |
Note: Wales does not have a first-time buyer relief — replaced by progressive bands that benefit lower-value purchases.
Worked examples:
- £300,000 primary: 0% × £225K + 6% × £75K = £4,500
- £535,000 primary: 0% × £225K + 6% × £175K + 7.5% × £135K = £20,625
- £800,000 primary: 0% × £225K + 6% × £175K + 7.5% × £350K + 10% × £50K = £41,750
First-Time Buyer Relief: Save Up to £8,750
England/NI offers the most generous first-time buyer relief in the UK:
- Property up to £425,000: 0% SDLT
- Property £425,001 – £625,000: 0% on first £425K, 5% on the rest
- Property over £625,000: standard rates apply (no relief)
Eligibility:
- Buyer has never owned residential property anywhere in the world (including inherited).
- Property will be the buyer's only/main residence.
- Joint buyers: ALL buyers must be first-time buyers — if one party owned previously, no relief.
Scotland equivalent: 0% to £175,000. Wales: no equivalent first-time buyer relief.
Higher Rate for Additional Dwellings (Second Home Surcharge)
Buyers purchasing an additional residential property pay an extra surcharge:
- England/NI SDLT: +3% on top of standard rates ("HRAD" — Higher Rate for Additional Dwellings).
- Scotland LBTT: +8% ("ADS" — Additional Dwelling Supplement).
- Wales LTT: progressive higher rates (4%-16% as shown in band table).
Definition of "additional dwelling": you own another residential property anywhere in the world (UK or overseas) at completion. This includes inherited property, buy-to-let, and overseas holiday homes.
Refund rule: if you sell your previous main residence within 3 years (extended from 18 months in some hardship cases), you can claim a refund of the surcharge.
Spouses are treated as one buyer: if your spouse owns property elsewhere, the additional surcharge applies even if you've never owned property.
Non-UK Resident Surcharge (England + NI Only)
Effective April 1, 2021, England and Northern Ireland charge an additional 2% SDLT surcharge on properties bought by non-UK residents. Definition: an individual is non-UK resident in the year of purchase if they have spent fewer than 183 days in the UK during the 12 months ending with the purchase date.
Combined with HRAD, a non-UK-resident buying a £535,000 second home in London pays SDLT of:
- 2% × £250,000 = £5,000 (non-UK)
- + 3% × £250,000 = £7,500 (HRAD)
- + 7% × £285,000 = £19,950 (5% standard + 2% non-UK)
- + 3% × £285,000 = £8,550 (HRAD on £250K-£925K band)
- = Total ~£41,000 (vs standard SDLT of £14,250)
Refund: if you become UK-resident within 1 year, you can reclaim the 2% non-UK surcharge.
How Stamp Duty Fits Into Total Move Cost
Typical UK home-buyer move budget for a £535,000 London primary residence (not first-time buyer):
| Cost Component | Typical Amount |
|---|---|
| SDLT | £14,250 |
| Conveyancing solicitor | £1,500–£2,500 |
| Land Registry / disbursements | £300–£500 |
| Survey (Level 2 HomeBuyer Report) | £500–£900 |
| Mortgage arrangement fee | £0–£2,000 |
| BAR-licensed remover (3 BR local) | £950–£1,400 |
| Estate agent commission (selling) | 1.0%–1.5% × old property value |
| EPC certificate | £60–£150 |
| Total move cost | £18,000–£23,000+ (excluding selling commission) |
Stamp duty is typically 60%–75% of total non-property move cost. Critical to budget for it before committing to an offer.
Five Common Stamp Duty Mistakes
1. Forgetting that joint buyers must all be first-time buyers. If one of two buyers has owned property before, no first-time buyer relief — you pay full standard rates.
2. Missing the 3-year HRAD refund deadline. If you bought a new home before selling your old one, you paid the +3% surcharge. Sell within 3 years and reclaim. Many buyers forget and forfeit thousands.
3. Overlooking inherited property. Inheriting a half-share of a parent's home counts as an additional dwelling for HRAD purposes. Disclaim or quickly transfer if you're about to buy.
4. Forgetting the non-UK resident 2% surcharge. Even returning UK expats can be deemed non-resident if they spent under 183 days in UK in the 12 months before purchase. Plan timing carefully.
5. Filing SDLT late. SDLT must be paid within 14 days of completion. Late filing penalty is 5% of unpaid tax. Your solicitor should handle this — but confirm in writing.
Expert Notes for This Route
The single largest stamp duty mistake I see in published case law is buyers failing to claim the 3-year HRAD refund after selling their previous main residence. About 35,000 refund claims are filed annually — but HMRC estimates suggest 50,000+ additional buyers fail to claim. Set a reminder 30 days before the 3-year deadline; the refund claim is straightforward and processed within 30 days by HMRC.
Last reviewed 2026-05-07 by Mustafa Bilgic.
Data Sources & Citations
Frequently Asked Questions
What is the stamp duty on a £535,000 property in England in 2026?
Standard primary residence: £14,250 (0% on first £250K + 5% on £285K). First-time buyer (under £625K): £5,500 (saves £8,750). Second home/additional dwelling: £30,300 (+£16,050 surcharge). Non-UK resident additional dwelling: ~£41,000+. Use HMRC's official SDLT calculator at tax.service.gov.uk/calculate-stamp-duty-land-tax for any specific transaction.
Is stamp duty different in Scotland?
Yes. Scotland uses LBTT (Land and Buildings Transaction Tax) with tighter bands — 0% to £145K, 2% £145-250K, 5% £250-325K, 10% £325-750K, 12% above £750K. For a £535K property, LBTT is £26,850 vs SDLT £14,250 — Scotland is meaningfully higher in the £250K-£750K range.
Does first-time buyer relief apply in Scotland and Wales?
Scotland has 0% LBTT to £175,000 for first-time buyers. Wales has no first-time buyer relief — replaced by lower starting bands (0% to £225K). England/NI has the most generous relief (0% to £425K, partial relief to £625K).
What is the second home / additional dwelling surcharge?
England/NI: +3% on top of standard SDLT rates. Scotland: +8% LBTT. Wales: progressive higher rates (4%-16%). Applies if you own any other residential property worldwide (UK or overseas) at completion. Refund available if you sell previous main residence within 3 years.
Do I have to pay extra stamp duty as a non-UK resident?
Yes for England and Northern Ireland: +2% surcharge. "Non-UK resident" defined as spending fewer than 183 days in UK in the 12 months ending with the purchase date. Refund available if you become UK-resident within 1 year. Scotland (LBTT) and Wales (LTT) do not have an equivalent non-resident surcharge.
When does stamp duty have to be paid?
Within 14 days of completion in England/NI. Within 30 days for LBTT (Scotland) and LTT (Wales). Late filing penalty is 5% of unpaid tax + interest. Your solicitor or licensed conveyancer normally handles this — confirm in writing on completion day.
Can I add stamp duty to my mortgage?
Technically no — stamp duty must be paid in cash at completion. But you can borrow more than the property value (up to typical 75-90% LTV) and the additional cash can be used for stamp duty. This effectively finances stamp duty over the life of the mortgage at mortgage interest rates. Discuss with a mortgage broker.