First-Time Buyer Stamp Duty Calculator
Find out how much stamp duty you'll pay as a first-time buyer in 2026
First-time buyers in England and Northern Ireland pay no stamp duty on the first £300,000 of a home worth up to £500,000, and 5% on the portion between £300,001 and £500,000. Above £500,000 the relief is lost entirely and standard rates apply to the whole price.
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Saved scenarios
Who counts as a first-time buyer?
To claim the relief, every buyer named on the purchase must qualify as a first-time buyer of a residential property anywhere in the world. That includes inherited property, jointly-owned property, and overseas property. You must also intend to live in the home as your only or main residence — buy-to-let purchases don't qualify even on a first home.
A common trap: if you're buying with a partner who already owns or has ever owned a home, neither of you can claim the relief on this purchase. The rules look at all named buyers together. There's no half-credit.
The £500,000 cliff edge
First-time buyer relief disappears entirely if the property price is more than £500,000. Worth knowing, because the difference is significant:
- £499,000 FTB purchase: £9,950 stamp duty (effective rate 1.99%).
- £501,000 FTB purchase: £15,050 stamp duty (effective rate 3.00%) — an extra £5,100 on top of paying £2,000 more for the house itself.
If you're negotiating around that level, a small price reduction below £500,000 can save you several thousand pounds in tax.
How the relief stacks up
Worked examples for typical first-time buyer prices:
- £200,000: £0 stamp duty (entirely below the £300,000 threshold).
- £350,000: £2,500 stamp duty (£50,000 at 5%).
- £425,000: £6,250 stamp duty (£125,000 at 5%).
- £500,000: £10,000 stamp duty (£200,000 at 5%) — the maximum SDLT a first-time buyer pays under the relief.
- £550,000: £17,500 stamp duty — relief lost, standard rates apply (£125,000 at 2% + £300,000 at 5%).
Schemes that don't disqualify you
Some buying arrangements look like ownership but don't disqualify you from FTB relief:
- Beneficiary of a discretionary trust where the trustees own a residential property — you have no legal interest, so the relief is preserved.
- Help to Buy ISA / Lifetime ISA — these are savings products, not property ownership.
- Living with parents who own the home — having lived there doesn't make you an owner.
Rates last verified against HMRC: 1 May 2026.