Guides
Stamp Duty in 2026: What Berkshire & Buckinghamshire Buyers Will Pay
Stamp duty is one of the biggest upfront costs when buying a home — and since April 2025, the thresholds have changed significantly. If you’re buying in Berkshire, Buckinghamshire, or anywhere in the Thames Valley, it’s essential to understand exactly what you’ll owe before you commit.
In this guide, we break down the current stamp duty rates for 2026, show you what they mean at real local price points, and explain the relief available to first-time buyers. No jargon, just the numbers.
What Are the Stamp Duty Rates in 2026?
There have been no further changes to stamp duty since the April 2025 threshold adjustments. The rates that took effect on 1 April 2025 remain in place throughout 2026.
For standard residential purchases in England and Northern Ireland, the rates are:
| Property price band | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
This is a progressive system, meaning you only pay the higher rate on the portion of the price that falls within each band — not on the whole amount.
First-Time Buyer Stamp Duty Relief in 2026
First-time buyers still get a more generous nil-rate threshold, but it’s lower than the temporary relief that ended in March 2025.
| Property price band | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% — no stamp duty |
| £300,001 – £500,000 | 5% on the portion above £300,000 |
| Above £500,000 | Relief not available — standard rates apply |
If the property costs more than £500,000, first-time buyer relief doesn’t apply at all, and you’ll pay at the standard rates above.
This matters in our area. The average first-time buyer price in Buckinghamshire is £356,000 (ONS, January 2026). That means a typical first-time buyer here will pay £2,800 in stamp duty. In West Berkshire, the average first-time buyer purchase is £318,000, resulting in a stamp duty bill of £900.
Not sure what you’ll pay? Try our stamp duty calculator for an instant estimate.
What Stamp Duty Looks Like at Local Price Points
Here’s what stamp duty actually costs at typical property prices across Berkshire and Buckinghamshire:
£350,000 — Typical First-Time Buyer (Buckinghamshire)
- Standard buyer: £7,500
- First-time buyer: £2,500
£480,000 — Average Buckinghamshire Property
- Standard buyer: £14,000
- First-time buyer: £9,000
£404,000 — Average West Berkshire Property
- Standard buyer: £10,200
- First-time buyer: £5,200
£600,000 — Family Home (Marlow, Windsor, Maidenhead)
- Standard buyer: £20,000
- First-time buyer: Relief not available (exceeds £500,000 cap)
Additional Property Surcharge: Second Homes & Buy-to-Let
If you’re buying an additional property — a second home, buy-to-let investment, or holiday let — you’ll pay an extra 5% on top of the standard rates across all bands. This surcharge increased from 3% to 5% in October 2024.
For example, on a £400,000 buy-to-let property, the stamp duty bill is £32,500 — compared to £10,000 for a standard buyer at the same price.
| Property price | Standard buyer | First-time buyer | Additional property |
|---|---|---|---|
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £32,500 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 (no FTB relief) | £50,000 |
First-time buyer relief is not available above £500,000 — standard rates apply on the full purchase price.
How Stamp Duty Affects Affordability in the Thames Valley
Property prices in our region are above the national average, which means stamp duty has a bigger bite. The average property price in Berkshire is £488,000 and in Buckinghamshire it’s £480,000 — both well above the £268,000 UK average.
For many buyers, stamp duty adds £10,000 to £20,000 to the cost of purchasing — money that could otherwise go toward a deposit, solicitor fees, or moving costs. It’s one of the biggest reasons to plan your budget carefully before making an offer.
Some buyers are choosing to time their purchase strategically, while others are factoring stamp duty into their mortgage discussions from day one.
Can You Add Stamp Duty to Your Mortgage?
Technically, no — stamp duty can’t be directly added to a mortgage. However, if you have sufficient borrowing capacity, some buyers borrow slightly more and use the extra funds to cover their stamp duty bill alongside other purchase costs.
This is worth discussing with an adviser, as it depends on your loan-to-value ratio and the lender’s affordability assessment.
Frequently asked questions
- Do first-time buyers pay stamp duty in 2026?
- Yes, but there's relief available. First-time buyers pay nothing on the first £300,000 and 5% on any amount between £300,001 and £500,000. Properties over £500,000 don't qualify for relief.
- When do I pay stamp duty?
- Stamp duty must be paid within 14 days of completion. Your solicitor or conveyancer usually handles this on your behalf as part of the legal process.
- Is stamp duty different in Scotland or Wales?
- Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). The rates in this guide apply to England and Northern Ireland only.
- Will stamp duty rates change again in 2026?
- No changes have been announced. The current thresholds and rates are expected to remain in place throughout 2026 and beyond unless the government announces reforms in a future Budget.
- Can I add stamp duty to my mortgage?
- Technically no — stamp duty can't be directly added to a mortgage. However, if you have sufficient borrowing capacity, some buyers borrow slightly more and use the extra funds to cover stamp duty alongside other purchase costs. Discuss this with a mortgage adviser.
- How much stamp duty will I pay on a £400,000 house in Buckinghamshire?
- A standard buyer would pay £10,000 in stamp duty on a £400,000 property. A first-time buyer would pay £5,000 (5% on the portion above £300,000). A buy-to-let or second-home buyer would pay £32,500 due to the 5% surcharge.
Gaurav Shukla
CEO · CeMAP DipFA
Gaurav has over a decade of experience spanning top brokerages, fintech startups, and wealth management firms. He specialises in high-value mortgages for professionals and athletes, bringing a strategic, client-first approach to every case.
A CeMAP and DipFA qualified adviser, he founded Home Me Mortgages with a simple goal: to make expert mortgage advice genuinely accessible across Berkshire, Buckinghamshire, and London. An avid football fan, you will often find Gaurav at local grounds taking in a game at the weekend.