Stamp Duty Land Tax

Ashley Fox Excerpts

Tuesday 28th October 2025 Commons Chamber

[Bobby Dean]

I think the hon. Member will find that across the country there will be opposition politicians opposing developments. In Sutton council in my borough, where we are in control, we are outstripping all of London in house building, and I am very proud of that record.

In order to fix the housing crisis, we need sustained wage growth, so that wages come up against the increase in house prices. I do not hear that on offer from the Conservative party today. I am sorry to say that we have a Trussite proposal on the table: an unfunded tax cut that lacks real credibility.

[Sir Ashley Fox (Bridgwater) (Con)]

If the hon. Gentleman had listened to the shadow Chancellor, he would have heard him say that half the £47 billion in savings will come from reducing welfare spend. Another significant proportion will come from reducing the civil service to the size it was back in 2016. The proposal is fully funded, and he does himself no favours by inventing other facts.

[Bobby Dean]

I thank the hon. Member for bringing me on to my next point early. I want to address this proposed £47 billion in public spending cuts. If the Conservatives were to hand over that proposal in its current form to the Office for Budget Responsibility, it would laugh them out of the front door. Those cuts are not credible at all. Over half of that figure is based on welfare cuts—a welfare bill, by the way, that rose on the watch of the Conservative Government, not least because of the defunding of the NHS, which caused people to be in ill health in the first place.

The Conservatives are also talking about reducing the size of the civil service. Can any Member hazard a guess as to why the civil service has grown since 2016? It is because we have in-housed a lot of bureaucracy that we used to outsource to Brussels. One of the primary reasons why the civil service has grown is the number of services that we now have to deliver in this country.

[Sir Ashley Fox]

The hon. Gentleman has not mentioned covid, which is the largest single contributor to the increase in the size of the state. He also did not mention the £5 billion reduction in welfare spending proposed by the Government; the Conservative party supported that, but the Government just gave in on it. There is plenty of money to be saved.

[Bobby Dean]

When the hon. Gentleman refers to covid, I think he is referring to total debt, which has increased. We are talking specifically about why the civil service has increased in size. A lot of that can be attributed to the new functions that the UK Government have had to take on.

On the welfare budget, yes, the Government struggled to get through their welfare reforms, but so did the previous Conservative Government. That is why the proposal that half of the £47 billion will come from welfare cuts lacks credibility.

--- Later in debate ---

[Rebecca Paul]

Yes, I should declare that interest.

This amounts to an economic failure, but also to a social failure. Home ownership gives people stability, autonomy and long-term security. It encourages saving, it strengthens families and it fosters pride and a sense of genuine community in our towns and villages. Abolishing stamp duty will save families thousands of pounds and put the many benefits of home ownership back into reach for the next generation.

[Sir Ashley Fox]

Does my hon. Friend agree that cutting stamp duty will not only benefit young people aspiring to home ownership, but act as an incentive for older people to downsize, freeing up larger family homes and making them available for families that need to increase the size of the house they own?

[Rebecca Paul]

I will make that exact same point later in my speech, and I completely agree that that is a relevant change that will come from this policy.

I clearly see in my constituency the way in which stamp duty chokes and distorts the market as it penalises those who move, creates a disincentive for older people to downsize and deters growing families from upsizing into more suitable family homes. As the Institute for Fiscal Studies has put it, in a crowded field, stamp duty land tax is

“the most economically damaging tax in the UK.”

I cannot disagree with that.

My constituents feel that acutely. Stamp duty is all the more painful in an area where the average house price is now above £490,000. The young families I speak to, who have made the move out of London and settled in towns such as Redhill or Reigate, have been hit with eye-watering up-front costs that made those moves extremely challenging. Many more will have found it impossible. That is why our policy matters.

We intend to strip away one of the fundamental barriers to family life in this country. Eliminating stamp duty will save the average first-time buyer in the south-east around £4,000 and as much as £18,000 in London. Unlike the Labour party, we will not punish those looking to move further up the ladder with frozen thresholds and stealth tax hikes.

I would, of course, be expected to paint a suitably positive view of the proposal, but what do the experts think? Zoopla’s Richard Donnell has rightly said,

“More home moves would support economic growth and the ambition to build more homes.”

The Institute of Economic Affairs went further, calling this

“the single best reform any government could make to Britain’s tax system.”

Indeed, the case seems so strong that one has to wonder why the Government oppose us on this.

The truth is that Labour has always been the party of higher taxes on homes. It reversed the Conservative policy that raised the first-time buyer threshold to £425,000. It is freezing stamp duty thresholds in real terms, dragging more and more people into paying this punitive tax each year. While it talks endlessly about house building, its actions tell a different story. Not only is it on track to miss its self-imposed housing targets, but the Housing Secretary tried to block 237 new homes in his constituency despite promising to “build, baby, build”. By contrast, the Conservatives have delivered 2.8 million homes over the past 14 years, including nearly 750,000 affordable homes, and we pledge to go further.

--- Later in debate ---

[Rebecca Paul]

My hon. Friend’s excellent point is pertinent to my constituency as well, which is full of amazing and beautiful green-belt land. We are suffering from what this Government have done on housing targets, which have doubled in Reigate and Banstead while going down in London. That means that we are building more homes, but not for local people and not for the children the hon. Member for Hexham mentioned, who want to stay close to home. It is for people living in London who then move out to Reigate and Banstead.

[Sir Ashley Fox]

Does my hon. Friend share my concern that in the south-west of England, the Government have reduced the building target for Bristol city council, which has a lot of Labour members, and have instead increased the building target for rural Somerset, where there are few Labour members, by 40%? Does she share my concern that Labour is fiddling the housing targets for political advantage?

[Rebecca Paul]

I thank my hon. Friend for yet another relevant and important point. I urge the Government to think logically about what they are trying to achieve. We all support the ambition to build more homes and recognise the problem that needs to be solved. However, the way we do it is really important, and it is important that we have those homes in the right places and that we set the targets in a logical and meaningful way. With this policy, and others like it, we are offering the public a clear choice between a party that wants to unlock aspiration and reward the hard work of our young people and a party that clings to economically damaging taxes because its own Back Benchers refuse to make even the smallest concessions on out-of-control spending.

We on the Conservative Benches are clear that any significant change to tax policy must be properly costed. The public finances are in a challenging place, and reckless commitments only add to the prevailing sense of uncertainty. That is why it is so important to emphasise that our intention to scrap stamp duty on primary residences is costed, fully funded and fully paid for through our £47 billion savings package. Our plan is clear: it is costed and it is rooted in a belief that home ownership should be within reach of the next generation, just as it was for our own.

--- Later in debate ---

[Jack Rankin (Windsor) (Con)]

In preparing for this debate, I was thinking about my history when it comes to stamp duty. I recall quite vividly going to see a mortgage broker on Dedworth Road in Windsor—I am not quite sure what year it was; perhaps I was in my late 20s. I had been quite dutifully saving for some years in order to achieve my aspiration, which a lot of young people have, to get a foot on the property ladder. I remember that I dutifully took my payslips and bank statements, and the mortgage broker turned to me and laughed. He said, “Congratulations on saving that, Mr Rankin. You have now saved the stamp duty; we just have to save up for a deposit.” It was a joke, but it was kind of true.

There has been lots of criticism of our record, but one of the things we Conservatives did in office that I was most heartened by was removing first-time buyers from stamp duty. That was incredibly powerful for young people in this country.

I might have to declare an interest that is not just historical. I am a father with a young family—we have two boys under the age of four. Housing is incredibly expensive in my constituency, with the average house costing around £750,000. We are considering a third child, and just like families up and down the country we are discussing what that means. The particular limiting decision for my family, despite us wanting a third child, is housing. We live in a wonderful home in the village of Sunninghill that is probably okay for three babes and tots, but it would not be okay for a growing family. That is the kind of decision that is being made up and down this country.

One of the things that has made me proud this afternoon to sit on the Conservative Benches was listening to some Labour Members, because from some there has been a sneering assumption that stamp duty is a tax for the rich. When I think about myself and many young people in their early 20s trying to put together their stamp duty, I do not think that is a tax cut for the rich. When I think about families trying to get another bedroom in order to grow their families, I do not think that is a tax cut for the rich. That is not going into any of the other dynamic effects at all. I am proud that on the Conservative Benches, we stand up for aspirational people.

If we think about the crowded field of all the taxes we might want to cut, to my mind stamp duty is where we might start. We have heard from many Members who have quoted distinguished economists—much more distinguished than anything I might come out with—but it is clear that stamp duty is one of those taxes that destroys almost as much wealth as it raises. It is anti-growth, anti-ambition and anti-free market, and as I have already articulated, I think it is anti-family. It is a significant part of the reason why this country has such a lethargic housing market.

This is all despite the fact that home ownership is not only key to our prosperity; perhaps even more so, it is important to people’s pride and the security of millions of families around this country. It is the foundation of this great property-owning democracy, but as a nation, we are not in a great state when it comes to housing. For my generation and the generation behind me, home ownership sometimes looks quite impossible. To fix this, our focus must be on supply, supply, supply, but we also need a market that flows freely. Frankly, today’s housing market is gummed up.

[Sir Ashley Fox]

Is my hon. Friend aware that the Parliamentary Secretary to the Treasury, the hon. Member for Swansea West (Torsten Bell), used to be part of the Resolution Foundation—that well-known right-wing think tank—which itself has called for the abolition of stamp duty to free up the housing market in the way my hon. Friend is describing?

[Jack Rankin]

I would say that I hope the hon. Member in question is closer to this Budget, but having listened to some of his other utterances, perhaps most of us on the Conservative Benches would not hope for that. Never mind!

The main criticism we have heard from Government Members, which is a fair criticism, is that of cost. There has been some constructive criticism from Labour Members who have agreed that stamp duty is a bad tax, but have then said that cost is the problem. They should be a little bit self-aware about that, because one of the reasons we are in such a fiscally precarious place is that some of the decisions the Government made in their previous Budget have put us in something of a fiscal doom loop, which we do not seem to have any chance of escaping.

--- Later in debate ---

[Sir Ashley Fox (Bridgwater) (Con)]

All of us here want to improve the lives of our constituents, though we often differ in how we might achieve that. As a Conservative, I believe we do so by working with the grain of human nature, by allowing people the maximum amount of liberty to live their lives, by supporting families, by rewarding hard work, rather than penalising it, and by incentivising entrepreneurship and the creation of wealth. As legislators, we do that by keeping the size of the state under control, keeping borrowing low and reducing the burden on taxpayers wherever possible.

It is with regret that I see this current Labour Government increasing taxes, increasing borrowing, increasing the deficit and our national debt, and increasing the interest we pay on that debt. It saddens me that we have a Government whose answer, whatever the question, always seems to be more public expenditure. I am pleased therefore that not only will the Conservative party reduce taxes when we form the next Government, but will scrap one altogether.

Stamp duty is a bad tax. The current stamp duty regime means that anyone seeking to buy their first home or to move house faces an additional burden at one of the most important moments in their lives. By eliminating this tax on main homes, the Conservatives would be removing a financial barrier, which for many first-time buyers or young families makes the difference between owning their first home or not. My hon. Friend the Member for Windsor (Jack Rankin) alluded to that in his excellent speech. It would mean the dream of home ownership was made more accessible.

While stamp duty has been around since 1694, the current regime was introduced by Gordon Brown in 2003. When it came into effect, it charged a fixed percentage rate depending on the value of a house—the so-called slab system. It meant that when the price went from £250,000 to £250,001, people faced an enormous increase in the tax paid. The coalition Government, to their credit, reformed the tax so as to remove the tax from those purchasing a property for under £125,000. They eliminated the slabs in the model with a slice model. That made the tax better, but the core problems remain. Stamp duty makes it harder to purchase a house. It dissuades people from upsizing or downsizing, and therefore prevents a host of other economic activities associated with moving house. A vibrant housing market is vital to economic health. When more people buy and move, transactions increase, new homes are built, tradespeople are employed, and local economies benefit. The tax on each move discourages those transactions. People stay put because of the cost of moving, and that can lead to the housing market locking up. Scrapping stamp duty on primary homes will free up the market. That will have benefits not just for buyers and sellers, but for builders, developers, local services, and the whole national economy.

There is a fairness argument, too. Buying a home is one of the largest investments that most people will ever make, and to tax that moment seems not just counterintuitive but perverse. Removing the tax on a main residence signals a commitment to giving people a chance to grow, to aspire and to build their lives. Those are Conservative principles, and the announcement made by my right hon. Friend the Leader of the Opposition in Manchester recognised that. I entirely agree with my right hon. Friend that this change will create

“a fairer and more aspirational society.”

[Dr Evans]

My hon. Friend is making an excellent speech. Does he agree that when supply is tight, if we allow people to move more easily, the right people will be in the homes that are right for their time of life? An elderly couple in a five-bedroom house will make the choice to downsize, while a family can upsize to the right house. When supply is tight, that fits much better for us as a society.

[Sir Ashley Fox]

My hon. Friend has made a valuable point. This tax cut benefits not just the first-time buyer, but the family moving into a larger home and the empty nesters—I am almost one—seeking to move into a smaller house.

[Graham Stuart]

May I take up my hon. Friend’s point about the dynamic market that we need? People in south-east England may be thinking of moving to, for instance, Beverley and Holderness to take up a job, but may be put off by the costs involved, and the risk that they are taking in moving to an area where there may be only that one job for them, and no other jobs to compete with it. So they do not make that move, and we do not benefit from their input into a business in Beverley and Holderness, purely because of the dampening effects of this tax. They stay in the south-east, although they, the country and Beverley and Holderness would be better off if only they were incentivised to move and take a chance.

[Sir Ashley Fox]

That is another valuable point. This tax cut benefits not just the housing market but the jobs market, and therefore the whole economy. Our politics ought to empower people, not load them with additional burdens. This is an important measure for young people, because, as we acknowledge, they face higher costs and more competition for housing than their parents did.

To be credible, we must explain how we will pay for this measure. That is a valid question, and, unlike some parties in this place, we will not make promises without a plan for delivery. The measure is possible as part of a wider package of economic reform, spending discipline and growth creation. The Government were elected on a policy of “going for growth”, yet everything that they do seems designed to bring about the opposite. A jobs tax makes it more expensive to employ people; higher business rates make it more expensive to conduct business in a property; the changes in agricultural and business property relief—increasing inheritance tax—reduce investment by family businesses; and the Employment Rights Bill makes it more expensive, time-consuming and difficult to employ people. The Government have turned on the spending taps and levied record levels of tax, while at the same time implementing measures that increase unemployment and make Britain less competitive. Every Labour Government has led to higher unemployment, and it is deeply regrettable that in every month since the general election, unemployment has risen. I do not think that the Government are malevolent; they simply have no clue about how business works.

[Tom Hayes (Bournemouth East) (Lab)]

The Conservative party’s position on the green economy is now to remove some of the support for it. Figures show that the green economy is growing by around 10%; it is fuelling job creation and often provides better-paid jobs. Does the hon. Gentleman believe that it is in the economy’s interests to cut the legs out from underneath the green economy?

[Sir Ashley Fox]

Well, I am amazed to hear that the real economy is growing by 10%. That must be a forecaster I have not heard of! We believe it is possible to cut welfare spending. In fact, a few months ago, the hon. Gentleman’s party believed it was possible. The Government put forward a modest proposal to reduce welfare spending by £5 billion, which had our support, yet, unfortunately, at the first whiff of rebellion, the Chancellor caved. That shows that the Government have no idea how finance works, how business works or how confidence works. They undermined their credibility by being unable to undertake even the smallest reform.

We can announce the abolition of stamp duty because we have promised to put Britain on a different track. Our golden rule means that, for every pound we make in savings, half will go on reducing the deficit and paying down our debts. We will reduce spending by £47 billion a year, and have announced plans to do so. About half of that will come from cutting the welfare bill, including stopping the ballooning bill for Motability cars for those with mild mental health issues. Some £8 billion of savings will come from reducing the civil service to the size it was before the pandemic. We will save money by closing asylum hotels, reserving other benefits to UK nationals, and coming to a more credible position on net zero.

By taking those tough choices, we can cut taxes and help the economy. We estimate that abolishing stamp duty will cost £9 billion, which is set against the savings we have outlined. By pledging to remove it, we are signalling that we believe in growth, in enterprise and in enabling every citizen to build their future.