Enter your details and click Calculate SDLT to see your first time buyer stamp duty, savings, and band breakdown.
| Band | Rate | Taxable | SDLT |
|---|
Eligible for First Time Buyer Relief
Based on your inputs, you qualify for first time buyer SDLT relief. Your solicitor will claim this on your behalf when submitting the SDLT return to HMRC within 14 days of completion.
For guidance only. Always verify SDLT liability with HMRC or a solicitor. Rates correct as of April 2025.
First Time Buyer Stamp Duty Relief Explained (2026)
First-time buyers in England and Northern Ireland benefit from SDLT relief that significantly reduces or eliminates stamp duty on their first property purchase. As of 1 April 2025, the relief works as follows:
- Properties up to £300,000: No stamp duty at all — 0% SDLT
- Properties £300,001 to £500,000: 0% on the first £300,000, then 5% on the portion above £300,000
- Properties above £500,000: FTB relief is lost entirely — standard rates apply from £125,001
To qualify, you must never have owned a property or land anywhere in the world. If buying jointly, both buyers must be first-time buyers — if one partner has previously owned, standard rates apply to the entire purchase.
FTB Stamp Duty vs Standard Rates (2026)
| Property Price | FTB Stamp Duty | Standard Buyer | FTB Saving |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £1,500 |
| £300,000 | £0 | £5,000 | £5,000 |
| £350,000 | £2,500 | £7,500 | £5,000 |
| £425,000 | £6,250 | £11,250 | £5,000 |
| £500,000 | £10,000 | £15,000 | £5,000 |
| £550,000 | £17,500 (no relief) | £17,500 | £0 |
Above £500,000, first-time buyers pay the same SDLT as standard buyers. The maximum FTB relief saving is £5,000.
What Changed for First Time Buyers in 2026
The temporary SDLT thresholds introduced in September 2022 ended on 31 March 2025. The key changes affecting first-time buyers:
- FTB nil-rate band: Reduced from £425,000 back to £300,000
- FTB price cap: Reduced from £625,000 back to £500,000
- Standard nil-rate band: Reduced from £250,000 back to £125,000
This means a first-time buyer purchasing at £425,000 now pays £6,250 in SDLT compared to £0 under the temporary rates — a £6,250 increase. The Lifetime ISA (£450,000 property cap, 25% government bonus) remains available to help offset this.
First Time Buyer Planning Tools
Stamp duty is just one cost. Plan your full first home budget with these calculators:
- Deposit Calculator — work out your deposit target and savings timeline, including how a Lifetime ISA bonus accelerates your progress.
- Affordability Calculator — find out how much you can borrow as a first-time buyer based on your income, outgoings, and deposit.
- Mortgage Calculator — estimate your monthly repayments and see how different deposit sizes affect your payments.
- Moving Costs Calculator — budget for every upfront cost beyond the deposit: solicitor fees, surveys, removals, and stamp duty.
- LTV Calculator — understand how your deposit translates to an LTV ratio and which mortgage rate tier you fall into.
✅ FTB relief rates verified against HMRC guidance, March 2026. This calculator is for guidance only. Confirm your eligibility with a solicitor before relying on first-time buyer relief.
Worked Examples
Example 1 — £300,000 First Home
Property price: £300,000
FTB relief: first £425,000 at 0%
Total SDLT: £0
Example 2 — £500,000 London Flat
First £425,000 → 0% (FTB relief)
£425,001 – £500,000 → 5% = £3,750
Total SDLT: £3,750
Example 3 — £425,000 Exact Threshold
Property price: £425,000
Entire price within FTB nil-rate band
Total SDLT: £0
Common First Time Buyer Mistakes to Avoid
1. Assuming you automatically qualify for FTB relief. Both buyers in a joint purchase must be genuine first-time buyers — never having owned property or land anywhere in the world. If your partner previously owned even a share in a property, standard SDLT rates apply to the entire purchase.
2. Looking at properties above £500,000 without checking the SDLT impact. FTB relief vanishes entirely once the price exceeds £500,000. A property at £499,000 attracts £9,950 in SDLT, but one at £510,000 costs £15,500 — an extra £5,550 in tax for a £11,000 price increase.
3. Forgetting that FTB relief only applies in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT) with a separate first-time buyer relief, and Wales uses Land Transaction Tax (LTT) with no dedicated FTB relief at all. Do not assume English rules apply UK-wide.
4. Not budgeting for upfront cash beyond the deposit. Stamp duty (even with relief), solicitor fees (£1,000–£2,000), survey costs (£300–£700), and moving expenses all require cash on completion day. First-time buyers typically need £3,000–£5,000 on top of their deposit.
5. Missing the deadline for SDLT filing and payment. You must file your SDLT return and pay any tax due within 14 days of completion. Late filing incurs an automatic £100 penalty, with further penalties and interest accruing the longer you delay.
5 Steps for First Time Buyers
- Save your deposit and check your credit score. Most lenders require a minimum 5% deposit, but 10–15% unlocks better rates. Check your credit file for errors with all three bureaus (Experian, Equifax, TransUnion) at least 3 months before applying.
- Get a mortgage agreement in principle. This shows estate agents and sellers you are a serious buyer. Most AIPs last 60–90 days and involve a soft credit search that does not affect your score.
- Find your property and make an offer. Research comparable sold prices on the Land Registry. Once your offer is accepted, the property is taken off the market and you can proceed with your formal mortgage application.
- Instruct a solicitor and arrange a survey. Your solicitor handles legal searches, contract review, and the SDLT return. A homebuyer survey (£400–£700) can uncover structural issues and give you negotiating leverage.
- Exchange, complete, and claim your FTB relief. At exchange you pay your deposit (usually 10%) and the purchase becomes legally binding. On completion day, the remaining funds transfer, you get the keys, and your solicitor files the SDLT return claiming FTB relief within 14 days.
First Time Buyer Relief Across the UK (2026)
SDLT relief varies significantly across UK nations. The table below compares what a first-time buyer pays on a £250,000 and a £400,000 property.
| Nation | Tax Name | FTB Relief? | Tax on £250,000 | Tax on £400,000 |
|---|---|---|---|---|
| England & NI | SDLT | Yes — 0% up to £300k | £0 | £5,000 |
| Scotland | LBTT | Yes — £175k nil band | £1,500 | £11,350 |
| Wales | LTT | No FTB relief | £1,250 | £9,250 |
LBTT first-time buyer relief raises the nil-rate band from £145,000 to £175,000, saving up to £600. Wales LTT has no equivalent relief; standard rates start at £225,000.
Did You Know?
Pro Tips from the Experts
Solicitors recommend: Filing your SDLT return on completion day itself. Your conveyancer should handle this automatically, but always confirm — late filing penalties start at £100 and escalate with interest after 3 months.
HMRC allows: Married couples and civil partners to each claim FTB relief only if neither has ever owned property. If one partner owned a home before the marriage, the relief is lost for both parties on any joint purchase. Check eligibility before committing.
Tax advisors suggest: Keeping proof of your first-time buyer status (e.g. Land Registry searches showing no prior ownership) in case HMRC queries your SDLT return. Enquiries can be opened up to 9 months after the filing date.
Property experts advise: Negotiating the asking price below key SDLT thresholds. Reducing a £310,000 purchase to £300,000 saves £10,000 in price plus £500 in stamp duty — the seller may agree if it avoids their own chain collapsing.
Potential Savings
FTB Relief on £425,000
£6,250 saved
A first-time buyer purchasing at £425,000 pays just £6,250 in SDLT instead of £11,250 at standard rates — a saving of £5,000 thanks to FTB relief.
Zero SDLT Under £300k
£3,750 saved
Buying at £300,000 means £0 stamp duty with FTB relief, compared to £3,750 at standard rates. That saving could cover your solicitor fees, survey, and moving costs combined.
Price Negotiation Below £500k
£12,500 saved
Negotiating a £510,000 asking price down to £500,000 keeps FTB relief intact. SDLT drops from £15,500 (standard rates on £510k) to £10,000 (FTB rate on £500k) — saving £5,500 in tax alone plus £10,000 on the price.
Frequently Asked Questions
Everything you need to know about first time buyer SDLT relief for 2025/26.