You see the dream home getting finalised and ready to buy, but then you're hit with unexpected taxes on the house. It’s frustrating, right? This is exactly what happens after thestamp duty changes in 2026 come into effect. If you are already in the process, this blog will help you understand what is already confirmed and what is rumored in the market.

What’s changing: official from the government

Since the 1st April 2025, the UK government has already revealed the new SDLT rates and the nil-rate band thresholds. The nil-rate band (the amount on which you pay 0% stamp duty) for the majority of buyers returns to £125,000, which is lower than the previous high levels.

If you are going to buy a new house, keep a check on the changes like first-time buyer relief, as the nil-rate threshold for the new buyer is now £300,000. However, this relief is only applicable up to a property price of £ 500,000. 

Let’s have a look at the current SDLT rate bands (for the new buyers and single properties): 

• 0% on the first £125,000

• 2% on the portion from £125,001 to £250,000

• 5% from £250,001 to £925,000

• 10% from £925,001 to £1.5 million

• 12% above £1.5 million

If you are buying your second home and already own a residential property, you will need to pay an additional property surcharge in addition to the standard rates. You can ask well-known estate agents like Cribs Estates to help you with the final amount.

Who will be affected by these changes?

According to property gurus in the UK market, these changes will be particularly challenging for first-time buyers, as the number of people who can invest £425,000 and pay 0% stamp duty is now limited to only £300,000, resulting in a downsize. 

Moreover, property owners who were used to avoiding stamp duties will now be liable for the SDLT charge based on the nil-rate band decreasing. So if a property was bought for £300,000, it will now be charged an additional SDLT on £175,000 of its value. You can book a call with experts in Cribs Estates to know exactly how much you will need to pay.

What might happen in 2026: policy in discussion

Whilst the rates we shared are confirmed as per April 2025, some sources also suggest that the government is planning to bring better property tax reforms in 2026. The ideas currently under discussion include replacing SDLT with regular property tax for certain transactions or revising the tax treatment of high-value homes. 

What this means

• If you buy a home for £300,000 and you aren’t a first-time buyer, you’ll pay:
  • 0% on the first £125,000 = £0
  • 2% on next £125,000 = £2,500
  • 5% on last £50,000 = £2,500
  Total SDLT = £5,000

• If you are a first-time buyer buying a £400,000 home:
  • 0% on first £300,000 = £0
  • 5% on the remaining £100,000 = £5,000

• For a very expensive home (say £1,000,000), SDLT will apply because of higher bands and possibly surcharges for additional properties. 

Next steps you should take now

1. If you are planning to buy soon, check whether waiting or accelerating the purchase could affect how much SDLT you pay if you qualify for first-time buyer relief.

2. Speak to your solicitor early. Ask if you will have to pay the additional property surcharge or non-resident surcharge as well.

3. If your budget is tight, consider properties slightly under the threshold that have higher SDLT, or areas where property values offer better thresholds.

How Cribs Estates Helps

At Cribs Estates, we understand these stamp duty tax changes better than most. Whilst many are still digesting what changed in April 2025, we’re helping clients work through what it means in practical terms, and what you actually pay, not what you read might happen.

Here’s how we help you personally:

• We run proper SDLT cost forecasts tailored to your specific situation, whether you’re a first-time buyer, moving home, or investing.

• We advise on timing and strategy, so you minimise tax where possible.

• We have the top experts in market who know the latest rules (including first-time buyer relief, surcharges, nil-rate bands).

• We ensure you understand each band, threshold, and surcharge, so you feel confident, not surprised, on completion day.

If you're unsure exactly how much stamp duty you’ll owe, or whether buying now or later makes more sense, get in touch with Cribs Estates. We’ll walk you through your options, make the figures clear, and help protect your budget.