Stamp Duty · 2025/26
Stamp Duty on £500,000 Property (2025/26) — UK SDLT Calculator
On a £500,000 property purchase in England or Northern Ireland in 2025/26, standard SDLT was £15,000.00 — an effective rate of 3.00%. First-time buyers paid £10,000.00; additional-property buyers paid £40,000.00 with the surcharge.
Band-by-band breakdown (2025/26, standard buyer)
- £0–£125,000 @ 0% on £125,000.00£0.00
- £125,000–£250,000 @ 2% on £125,000.00£2,500.00
- £250,000–£925,000 @ 5% on £250,000.00£12,500.00
Effective rate: 3.00% of price.
What was different about 2025/26
From 1 April 2025 the temporary nil-rate band reverted to £125,000 (down from £250,000) and FTB relief dropped from £425,000 to £300,000, with the FTB cap shrinking from £625,000 to £500,000. The 5% additional-property surcharge from October 2024 stays in place.
Scotland (LBTT) & Wales (LTT)
This page covers SDLT only — the tax that applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with their own band schedules. For a region toggle, use the main Stamp Duty calculator.
Same £500,000 property across years
How SDLT on the same purchase price moved between years:
On £500,000 you would have paid £12,500.00 in 2023/24 and £12,500.00 in 2024/25 — versus £15,000.00 in 2025/26.
April 2025 SDLT changes
From 1 April 2025 the temporary nil-rate band reverted: 0% threshold dropped from £250,000 to £125,000, and first-time buyer relief shrank from £425,000 to £300,000 (with the FTB cap moving from £625,000 to £500,000). That reform alone added thousands to the SDLT bill on a typical £300k–£500k purchase.