Who pays stamp duty and when is it paid?
Reading time 6 minutes
At a glance:
Stamp duty is a tax you may need to pay when you buy a property in the UK.
Each region of the UK has a different rules and rates.
You pay different amounts depending on what type of buyer you are. For example, a first time buyer or additional home buyer.
What is stamp duty?
It’s a tax you have to pay when you buy a property over a certain value in the UK.
There are different rules and rates depending on what the property is used for and which region the property is in. This guide is for residential properties - the ones people live in.
In England and Northern Ireland it’s called Stamp Duty Land Tax. In Wales it’s called Land Transaction Tax. In Scotland it’s called Land and Buildings Transaction Tax. In this guide we’ll refer to them all as stamp duty.
How much is stamp duty?
The amount of stamp duty you have to pay depends on:
where the property is
the value of the property
whether it’s your first home, next home or additional property.
Here’s an example of buying your main home in England.
Each rate only applies to a proportion of the property value. If the property is £350,000, you would pay:
0% on the first £125,000 = £0
2% on 125,001 to £250,000 = £2,500
5% on £250,001 to £350,000 = £5,000
That’s £7,500 in total.
Stamp duty tables by region
We’ve included a table of rates for each region. Each government website has a useful calculator to help you work out what this means for you.
England and Northern Ireland
| Purchase price | Main residence | Second home or additional property |
|---|---|---|
| Up to £125,000 (£300,000 for first time buyers if the property is £500,000 or less) | 0% | 5% on the full value if £40,000 or more |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
Scotland
| Purchase price | Main residence | Second home or additional property |
|---|---|---|
| Up to £145,000 (£175,000 for first time buyers) | 0% | 0% if property is less than £40,000 8% on the full value if £40,000 or more |
| £145,001 to £250,000 | 2% | 10% |
| £250,001 to £325,000 | 5% | 13% |
| £325,001 to £750,000 | 10% | 18% |
| Over £750,000 | 12% | 20% |
Wales
| Purchase price | Main residence | Second home or additional property |
|---|---|---|
| Up to £225,000 | 0% | 5% on the portion up to £180,000 8.5% on the portion between £180,001 and £250,000 |
| £225,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
When do you pay stamp duty?
It depends where the property is.
In England it must be paid within 14 days of completing the sale.
In Scotland and Wales it must be paid within 30 days of completing the sale.
If you do not pay in time, you could get a fine and you might have to pay interest on top.
Most people pay stamp duty when they buy the property, through their solicitor or conveyancer. You can pay it directly if you want to. Either way, you are responsible to make sure it’s paid.
Refunds for second home stamp duty
If you buy a second home before you sell your first one, you need to pay extra stamp duty. If you then sell the first home within 3 years, you could claim back the extra you paid. For more information, check the government website in your area.
The content on this page is for reference. Information was correct on 4 February 2026. It is not financial advice. For help with money issues, try MoneyHelper.
