Stamp Duty Land Tax (SDLT) is paid on property purchases in England and Northern Ireland. As a buyer in Hampshire or Surrey, it is one of your largest transaction costs — potentially exceeding your solicitor fees, survey and removal costs combined. Understanding what you will pay, and whether you qualify for relief, prevents surprises on completion day.
SDLT Rates in 2026
From April 2025, the nil-rate threshold returned to 125,000 from the temporary 250,000 threshold that operated from September 2022 to March 2025. The full residential SDLT rates are:
| Property Value Band | SDLT Rate | On This Portion |
|---|---|---|
| Up to £125,000 | 0% | Nothing |
| £125,001 to £250,000 | 2% | Up to £2,500 |
| £250,001 to £925,000 | 5% | Up to £33,750 |
| £925,001 to £1,500,000 | 10% | Up to £57,500 |
| Above £1,500,000 | 12% | On the excess |
First-Time Buyer Relief
First-time buyers pay zero SDLT on the first 425,000 of a property’s purchase price. On the portion from 425,001 to 625,000 they pay 5%. Above 625,000, first-time buyer relief does not apply and standard rates apply on the full purchase price (not just the excess).
| Property Price | Standard SDLT | First-Time Buyer SDLT | FTB Saving |
|---|---|---|---|
| £280,000 | £4,000 | £0 | £4,000 |
| £380,000 | £9,000 | £0 | £9,000 |
| £480,000 | £14,000 | £2,750 | £11,250 |
| £580,000 | £19,000 | £7,750 | £11,250 |
| £640,000 | £22,000 | £22,000 | £0 (above FTB cap) |
The 3% Additional Dwelling Surcharge
Buying a second or subsequent residential property — including a buy-to-let — triggers a 3% surcharge on top of the standard rates. The surcharge applies to the full purchase price from pound one, not just the portion above a threshold. On a 320,000 buy-to-let in Basingstoke, the additional 3% surcharge is 9,600 on top of the standard 7,000 — total SDLT of 16,600.
| BTL Purchase Price | Standard SDLT | 3% Surcharge | Total SDLT |
|---|---|---|---|
| £220,000 (Aldershot BTL) | £1,900 | £6,600 | £8,500 |
| £300,000 (Basingstoke BTL) | £5,000 | £9,000 | £14,000 |
| £380,000 (Fleet BTL) | £9,000 | £11,400 | £20,400 |
| £480,000 (Guildford BTL) | £14,000 | £14,400 | £28,400 |
SDLT on Key Hampshire and Surrey Transactions
| Town | Typical Purchase | Standard SDLT | FTB SDLT | Notes |
|---|---|---|---|---|
| Aldershot | £280,000 | £4,000 | £0 | Under FTB nil-rate threshold |
| Andover | £260,000 | £3,000 | £0 | Under FTB threshold |
| Basingstoke | £350,000 | £7,500 | £0 | Under FTB threshold |
| Farnborough | £340,000 | £7,000 | £0 | Under FTB threshold |
| Fleet | £420,000 | £11,000 | £0 | Under FTB £425k threshold |
| Camberley | £460,000 | £13,000 | £1,750 | Partially above FTB threshold |
| Guildford | £550,000 | £17,500 | £6,250 | FTB saving £11,250 |
| Winchester | £620,000 | £21,000 | £9,750 | Close to FTB £625k cap |
Multiple Dwellings Relief
Buying two or more dwellings in a single transaction (or linked transactions) may qualify for Multiple Dwellings Relief (MDR), which applies SDLT to the average price per dwelling rather than the total. MDR was abolished for most transactions from June 2024, but may still apply in specific circumstances. We advise on SDLT implications for complex transactions as part of the mortgage advice process.
SDLT and Your Mortgage
SDLT cannot be added to the mortgage — it must be paid in cash at completion. It is the solicitor’s responsibility to submit the SDLT return and payment to HMRC within 14 days of completion. SDLT is paid from the same funds as the deposit, legal fees and other completion costs. Ensure your total cash budget includes SDLT before making any offer — it is a significant amount that is sometimes overlooked by first-time buyers who focus only on the deposit.
Get Free Mortgage Advice
Whole-of-market advice, no broker fee. We confirm your position before any application.
📞 01252 111 000SDLT and the Hampshire to Surrey Upsizing Journey
One of the most significant SDLT moments in Hampshire and Surrey homeownership is the simultaneous transaction: selling a Hampshire property and buying a Surrey one. The timing of these transactions determines whether the 3% additional dwelling surcharge applies. If you complete the purchase of the new property before the sale of the old one, you own two properties simultaneously and the surcharge applies. If you sell first and buy second, only one property is owned at completion and the surcharge does not apply. Most transactions are managed to avoid the overlap — selling first, then buying. Where bridging is used to fund a purchase before the sale completes, the surcharge may be payable and can be reclaimed within 12 months of the sale completing, provided both transactions fall within that window.
SDLT for Let to Buy Transactions
Let to buy — where you retain your existing home and buy a new one — triggers the 3% additional dwelling surcharge on the new purchase because you own two properties at completion. On a 480,000 purchase in Guildford via let to buy, the SDLT is 14,000 standard rate plus 14,400 surcharge (3% of 480,000) = 28,400. This is a significant additional cash requirement that must be budgeted for alongside the deposit. We factor the full SDLT cost into the let to buy affordability calculation from the first conversation.
SDLT Relief for Multiple Dwelling Purchases
Multiple Dwellings Relief (MDR) was available until June 2024 for purchases of two or more dwellings in linked transactions. Its abolition means portfolio purchasers now pay standard rates on each property individually. For buyers purchasing blocks of flats or multiple individual dwellings simultaneously, the post-MDR SDLT position requires specific calculation for each transaction. We advise on SDLT implications for all property transactions as part of the full mortgage advice process.