Do You Pay Stamp Duty When You Sell a House?
Selling a property comes with plenty of financial considerations. Between estate agent and solicitor fees, conveyancing costs, mortgage redemption charges, and moving expenses, it’s totally understandable if you want to know exactly what you’ll be expected to pay before putting your property on the market.
In addition to all of the above, one question we always get asked is “do you pay stamp duty when you sell a house?” This is a great question and a very important one, as stamp duty can amount to a significant chunk of money.
To answer this question and help you get a better understanding of stamp duty, in this article, we’ll break down everything you need to know about stamp duty when selling a house, plus which costs apply when you’re the one moving out.
Understanding stamp duty on selling a house
Stamp duty, or Stamp Duty Land Tax (SDLT), is a tax that applies when land or property is bought in England or Northern Ireland. The amount that needs to be paid will depend on factors such as the value of the property, whether it is a main residence or an additional property, and whether the buyer qualifies for any reliefs.
As the seller, you don’t have to pay a penny in stamp duty fees. It is the buyer who has to pay it. Once the purchase of the property has been completed, it is the buyer’s responsibility to submit the relevant tax return and pay any stamp duty that is due.
Note: Wales and Scotland have a similar tax. In Wales, it’s called Land Transaction Tax (LLT), and in Scotland, it’s called Land and Building Transaction Tax (LBTT).
How much stamp duty does the buyer pay?
The amount of stamp duty a buyer needs to pay will depend on a couple of different factors. They include the purchase price of the property, whether it will be their main residence, whether they already own another property, and whether they’re a first-time buyer. As of June 2026, here are the standard stamp duty brackets for residential property buyers.
- 0% for properties worth between £0 and £250,000
- 5% for properties worth between £250,001 and £925,000
- 10% for properties worth between £925,001 and £1.5 million
- 12% for properties worth over £ 1.5 million
Note: Buyers purchasing a second property or a buy-to-let investment will generally pay a higher rate of stamp duty, while first-time buyers may be eligible for relief.
Why is there so much confusion around stamp duty when selling a house?
It’s easy to see why many homeowners believe they may have to pay stamp duty when selling a property. After all, stamp duty is one of the most widely discussed costs associated with buying and selling properties.
The biggest reason for this confusion is the fact that stamp duty is owed when a property is listed for sale and eventually changes ownership. Many homeowners believe that this tax is shared between the buyer and the seller, which is not true.
Sellers still face other costs
Even though stamp duty when selling a house doesn’t apply, sellers are often dealing with other fees like:
- Estate agent commissions
- Solicitor/conveyancer fees
- Capital Gains Tax (for non-primary residences)
- Repair or staging costs
These can add up, so while you dodge stamp duty when selling a house, there are still expenses to consider.
Do you ever get stamp duty back when selling?
You might be thinking, “If I paid stamp duty when I bought the house, do I get it back when I sell it?” Unfortunately, the answer is no. Stamp duty is a one-off, non-refundable tax. Even if your property has risen in value since you bought it, that original tax payment is gone for good. You won’t reclaim it when selling.
The good news is that you won’t be paying stamp duty when selling your house. The buyer of your property will be the one responsible for paying the stamp duty tax if they meet the relevant thresholds and criteria set by the British government.
Scenarios where stamp duty might affect the sale
Even if you’re not paying it, stamp duty when selling a house can impact your sale in a few indirect ways.
1. Stamp duty thresholds can affect buyer behaviour
If your property is priced close to a stamp duty threshold (e.g., just over £250,000), some buyers may hesitate. This is especially true for first-time buyers hoping to avoid stamp duty entirely.
Tip: If your sale price is borderline, be prepared for negotiation or slightly adjust your asking price to appeal to more buyers.
2. Buy-to-let or second home buyers pay more
If your buyer already owns a home, they’ll pay an extra 3% surcharge. This doesn’t affect your own costs, but it may influence their offer or timeline.
3. Part-exchange sales or gifting property
If your transaction involves gifting a property to family or using part-exchange schemes, stamp duty rules still apply to the buyer, even if no cash changes hands.
4. Property held in a trust
If the property is owned or being transferred via a trust, there could be additional stamp duty considerations. Always consult a solicitor for the most accurate advice.
What sellers need to budget for
While you won’t have to pay stamp duty when you sell a property, there are a few major costs that you can’t avoid. In the section below, we will outline what those costs are and how much you should expect to pay.
| Type of Expense | Cost |
| Estate agent fees | Between 1% and 3% of the sale price |
| Legal/conveyancing costs | Between £500 and £2,000 |
| Capital Gains Tax (CGT) | Between 0% to 24%, depending on circumstances |
| Repairs or renovations | Varies greatly from property to property |
Estate agent fees
Expect to pay between 1% and 3% (plus VAT) of your sale price if using a traditional estate agent.
Legal/conveyancing costs
You’ll need a solicitor to manage contracts, legal documents, and completion. Typical costs range from £500 to £2,000.
Capital Gains Tax (CGT)
If the home is not your primary residence, such as a buy-to-let or vacation home, you may be required to pay CGT on the sale profit. The amount you’ll need to pay will depend on your situation, so it’s best to check the capital gains tax page on the government website.
Repairs or renovations
Improving curb appeal, fixing cosmetic issues, or staging your property can increase sale value, but add up in costs.
Do you pay stamp duty when you sell a house? Here’s the final answer
Let’s recap:
- Do sellers pay stamp duty? – No
- Is stamp duty refundable when you sell? – No
- Do you need to budget for it as a seller? – No
You won’t pay stamp duty on selling a house, but it’s still wise to understand how it could impact your buyer and, ultimately, your sale.
You’ve got this – and Sell House Fast can help
Now that you know the facts about stamp duty and selling a house, you’re one step closer to making informed, confident decisions about your property.
Selling a home is a big step, but it doesn’t have to be overwhelming, especially when you’re armed with the right knowledge. If you focus on the key steps and understand your costs, you can approach the sale with clarity and peace of mind.
If you’re looking to sell your home for cash without the usual stress, or if you’re wondering how to sell your house for free, Sell House Fast is here to help. We offer cash for your house in a streamlined process that removes all the typical complications, allowing you to sell your house on your terms in a matter of days. Get a free cash offer now to discover how smooth your move could be.
FAQs: Stamp Duty on Selling a House
Do you pay stamp duty when you sell a house?
No. Only buyers pay stamp duty. Sellers are not responsible for this tax.
Is stamp duty included in seller costs?
No. Selling house stamp duty is a myth; your costs will include legal and estate agent fees, but not stamp duty.
Why do some people think stamp duty applies to selling?
The confusion often stems from the overall complexity of moving, especially since both sides of a transaction involve costs. But stamp duty is only a buyer’s tax.
Can I claim stamp duty back when selling?
No. Once you’ve paid stamp duty when buying, it’s non-refundable, even when you sell the property later.
Do sellers pay any tax when selling their main home?
In the large majority of cases, no, sellers don’t pay any tax when selling their main property. That said, tax may apply if the property has been used as a rental, business premises, or has not been the seller’s main home for the entire ownership period.
What stamp duty rates do buyers pay in 2026?
For residential properties in England and Northern Ireland, buyers purchasing a main residence in 2026 will have to pay:
- 0% on the first £125,000
- 2% on the portion from £125,001 to £250,000
- 5% on the portion from £250,001 to £925,000
- 10% on the portion from £925,001 to £1.5 million
- £12 on any amount above £1.5 million
For second or additional properties, a 5% surcharge is applied on top of the standard residential rates. First-time buyers may qualify for relief and pay no Stamp Duty on the first £300,000 of a property costing up to £500,000.
It is important to note that different property taxes apply in Wales and Scotland. Buyers in Wales pay Land Transaction Tax (LTT), while buyers in Scotland pay Land and Buildings Transaction Tax (LBTT). Each system has its own thresholds, rates, and reliefs, so the tax buyers may owe will vary depending on where the property they’re buying is located.
Does stamp duty apply if I sell and buy at the same time?
Yes, Stamp Duty Land Tax is charged on the property you buy, regardless of whether you decide to sell another property at the same time. However, if you plan to sell your primary residence and replace it with another, you will generally avoid the additional 5% surcharge that applies to second homes and additional properties.
