Current rates for 2025/26
The temporary pandemic thresholds reverted on 1 April 2025. These bands apply to anyone buying a single main residence in England or Northern Ireland.
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyer relief
Buying your first home at £500,000 or less, you pay a reduced rate. Above £500,000 the standard rates apply and no relief is available.
| Band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
Additional property surcharge
Buying a second home or a buy-to-let adds a 5% surcharge to every band — including the nil-rate band. First-time buyer relief never applies to an additional property. The calculator above applies this automatically when you pick “Additional property”.
Frequently asked
When do I pay?
Within 14 days of completion. In practice your solicitor submits the return and pays HMRC on the day of completion, from funds you transfer beforehand.
Does it apply to Scotland or Wales?
No. Scotland uses LBTT and Wales uses LTT, with different bands. This calculator covers England and Northern Ireland only.
What counts as a first-time buyer?
You must never have owned a residential property anywhere in the world. Both buyers must qualify for a joint purchase to claim the relief. Inherited property counts as ownership.
Illustrative calculator. Figures are a guide only and are not tax or legal advice. For a binding calculation, consult your solicitor or the HMRC website.