Stamp Duty Scrapped: Would It Really Make Buying Cheaper?

Landlords

Posted in Aug 17 , 2026

You've probably seen headlines about stamp duty being scrapped. If you're planning to buy a property, should you buy now and pay the tax, or wait in case the rules change?

As of August 2026, Stamp Duty Scrapped is false news. The Government has said it does not intend to abolish SDLT, whilst reform proposals continue to attract attention.

For buyers, the bigger question is whether waiting for a possible change would leave you better off.

What Is the Current Stamp Duty Position in 2026?

Scrapping Stamp Duty Land Tax would reduce the upfront cost of buying qualifying property. It would not automatically make the property itself cheaper. Current SDLT still applies in England and Northern Ireland, with different rates for first-time buyers, additional properties and other circumstances.

For a buyer purchasing a single residential property, the current standard rates are:

Property price	SDLT rate
Up to £125,000	0%
£125,001 to £250,000	2%
£250,001 to £925,000	5%
£925,001 to £1.5 million	10%
Above £1.5 million	12%

There are also higher rates for additional residential properties and separate rules for non-UK residents, companies and certain other transactions.

For a detailed explanation of current costs, see Cribs Estates' House Purchase Tax UK guide.

How Much Could Stamp Duty Add to Your Purchase?

The amount depends on the property price and your current situation. For example, a standard buyer purchasing a £400,000 home would pay:

0% on the first £125,000
2% on the next £125,000, which is £2,500
5% on the remaining £150,000, which is £7,500

The total SDLT would therefore be £10,000. A qualifying first-time buyer purchasing the same £400,000 property would pay £5,000 because the first £300,000 is covered by the relief and the remaining £100,000 is taxed at 5%.

Could You Be Paying More Than You Expect?

If buying another residential property means you own more than one property at the end of the purchase, higher SDLT rates will usually apply. Since 31 October 2024, these rates sit 5 percentage points above the standard residential rates.

There are rules for replacing your main residence. If you buy your new home before selling your old one, you might initially pay the higher rates. If you then sell your previous main residence within the relevant 36-month period, you might qualify for a refund of the higher-rate element.

So two people buying properties at the same price can face very different SDLT bills.

Should You Buy Now or Wait for Stamp Duty Changes?

Waiting for a possible tax saving sounds sensible. The problem is uncertainty. There is currently no confirmed abolition date, and Parliament's latest research states that the Government does not intend to abolish SDLT.

If you've found the right property, delaying your purchase also means accepting uncertainty around the property itself, mortgage costs and future market conditions.

On the other hand, if you're not in a hurry and the current SDLT bill makes the purchase difficult, waiting gives you more time to assess your options.

Removing SDLT would lower the upfront cost for buyers who currently pay it. If more people then enter the market, demand could increase. If the supply of suitable homes does not increase at the same pace, stronger demand could put upward pressure on prices.

What If You're Buying Whilst Keeping Another Property?

You might be buying a new home whilst keeping your existing property as a rental. You might also be buying a second property for investment or adding another property to an existing portfolio.

In these situations, the higher SDLT rates can affect the upfront cost. For example, HMRC's current higher-rate table puts the rate at 5% on the first £125,000 for an additional residential property, rising through the higher bands.

Would Scrapping Stamp Duty Really Make Your Move Cheaper?

At the point of purchase, removing SDLT would reduce one of your transaction costs. It would not automatically make the overall move cheaper. You would still need to consider:

The purchase price.
Mortgage costs.
Solicitor and conveyancing fees.
Surveys.
Moving costs.
Repairs or renovation.
Insurance and ongoing property costs.

What Should You Consider Before Buying?

Before making a decision, review these five points:

Your current SDLT liability.
Whether you qualify for first-time buyer relief or another exemption.
Whether the higher rates apply to you.
Your total purchase and mortgage costs.
Whether waiting creates more risk than the potential tax saving.

If you're unsure about your individual tax position, speak to a qualified tax adviser.

How Cribs Estates Helps

Cribs Estates works with buyers, sellers, landlords and investors across the property market. Its services include property sales, lettings, valuations and property management.

The team can help you assess the property itself, understand local market conditions and consider the wider factors affecting a purchase.

For landlords and investors, Cribs Estates also provides ongoing property management support after purchase.

You can explore Cribs Estates property management services for more detail.

FAQs

Has stamp duty scrapped law active in 2026?

No. Stamp Duty scrapped law remains in place in England and Northern Ireland. Parliament's May 2026 research states that the Government does not intend to abolish SDLT.

How much stamp duty will I pay when buying a house?

It depends on the purchase price and your circumstances. First-time buyers, additional-property buyers and non-UK residents have different rules. HMRC provides the current rates and an SDLT calculator.

Will I pay higher stamp duty if I already own a property?

You will usually pay the higher rates if your purchase leaves you owning more than one residential property. Exceptions and refund rules apply in some circumstances.

Should I wait to buy a house in case stamp duty changes?

There is no confirmed abolition date. Compare the potential tax saving with the risks and costs of waiting, including mortgage costs, property availability and changes in property prices.

Would scrapping stamp duty make house prices rise?

It might increase buyer demand, which could put upward pressure on prices if housing supply remains limited. The effect would depend on how any future reform works.

Would investors still pay stamp duty if it were scrapped?

There is no confirmed abolition policy to answer this. Current SDLT rules treat additional residential properties, companies and some other transactions differently, so any future reform would need to specify which purchases qualify.

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