Stamp Duty Land Tax

Debate between Ashley Fox and Jack Rankin

Tuesday 28th October 2025 Commons Chamber

[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.