Stamp Duty Land Tax

Luke Evans Excerpts

Tuesday 28th October 2025 Commons Chamber

[Sir Mel Stride]

My hon. Friend is exactly right. The tax does precisely that. It stops people moving to where the work is, to get better jobs and further themselves. Who wants to move to one place and pay stamp duty, and then move to another to pay more stamp duty? It does not add up.

[Dr Luke Evans (Hinckley and Bosworth) (Con)]

Is my right hon. Friend aware of the study by Jackson-Stops, which looked at people aged 55 and over to see how much abolishing stamp duty would help to move the market along? The study estimated that in the first year, abolishing the tax would allow 500,000 people to downsize to free up homes for families, and in the second year, 1.4 million. Stamp duty is a real blocker. Does he agree that that study shows the power of this policy?

[Sir Mel Stride]

My hon. Friend is absolutely right. The tax is a blocker on the aspirations of those who are growing their families and simply want to find a home with more bedrooms. Often, they cannot find those homes because empty nesters—those whose children have left home—are not prepared to face the huge, eyewatering stamp duty involved.

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[James Murray]

I had definitely been born by that time, Mr Speaker. I was doing my maths very rapidly, but I can be confident in saying that. I seem to have quite lost my way after your intervention, Mr Speaker, but let me return to the main thrust of the argument that I was making a few moments ago.

We are a serious Government who are a serious partner for the private sector, which is why we are investing in things that will get our country moving again. It is early days; the damage that the Tories did will take time to unpick and there will be more difficult decisions ahead, but since we came to power, this Government have announced £250 billion of new investment commitments, creating tens of thousands of jobs. The Bank of England has cut interest rates five times, meaning that someone on a tracker mortgage of just over £200,000 is already around £100 a month better off.

We have cut red tape and changed planning regulations so that we can deliver 1.5 million new homes over the course of this Parliament. We have acted to accelerate the construction of nearly 100,000 new homes, which were previously stuck. We were the fastest-growing G7 economy in the first half of this year. Most telling of all, since the general election real wages have risen by more than they did in the first 10 years of the Conservative Government.

The Conservatives’ answer to the nation’s challenges is always the same: austerity. They want to cut spending, increase debt and accept decline. In contrast, we will never accept austerity and we will never gamble with the public finances.

[Dr Luke Evans]

Another term for austerity is “living within your means”. That is what the British public understand, and that is the point we are trying to make in this debate. When the Government have needed to make difficult decisions, they have fallen short. Can the Minister explain why the Government are not living within their means?

[James Murray]

As the hon. Gentleman will know, the Chancellor’s fiscal rules say that day-to-day spending must be paid for through tax receipts. That is the definition of living within our means. Those fiscal rules were met at the first Budget last year and at the spring statement this year. They are an iron-clad commitment, and we will continue to meet those fiscal rules next month at the autumn Budget.

Those fiscal rules underpin our approach to the economy and to stronger public finances. We know that fiscal responsibility, which the previous Government abandoned, underpins a stable economy, and we need to secure our country’s renewal through public and private investment. We want to secure rising wages, support for businesses, more jobs, more homes and more opportunities in every corner of our country.

The motion before this House today simply is not serious. It is an admission from Conservative Members that after years in power and countless opportunities to reflect and learn from their mistakes, all they can come up with is the same failed solution: more unfunded tax cuts, more cuts to public services, more failure to invest, more austerity and more pain for the British people. That is what will keep them on the Opposition Benches for a very long time. We reject their recklessness, we reject their lack of ambition for our country and we reject this motion.

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[Daisy Cooper (St Albans) (LD)]

Our tax system is a mess. It is complicated and unfair. It is riddled with cliff edges that distort behaviours and create inequities, and there are exemptions that have not been reviewed for years. Council tax is outdated and hated. Inheritance tax and capital gains allow the super-wealthy to exploit loopholes while the squeezed middle picks up the tab. Business rates are a tax on bricks and mortar that penalise our high streets while online giants corner more and more of the market. IR35 is a sledgehammer to crack a nut for contractors, and research and development tax credits are in such a muddle that they are triggering lots of disputes, even for legitimate claims.

When any one of those taxes is tweaked, it causes problems elsewhere. Time and again, we see that when people want to do the right thing and pay the right amount of tax or query a tax issue, they call His Majesty’s Revenue and Customs, only to have the call handler hang up, or they contact the Valuation Office Agency and have to spend money on an expensive third party that specialises in disputes.

Stamp duty has all the hallmarks of a bad tax. It is a transaction tax and an extra cost that stops people from moving, when they might want to move to start a family, to take up a new job or to take on caring responsibilities. It prevents people from getting on the housing ladder, from upsizing and sometimes from downsizing. It gums up the housing market in a country where we simply cannot afford for that to happen. It disincentivises people from moving and holds back a dynamic economy.

[Dr Luke Evans]

The Liberal Democrat spokesperson is making some excellent points. Will she therefore support the motion?

[Daisy Cooper]

No—for all the reasons that I will come to. The hon. Gentleman was a fraction too early. Here’s the rub: stamp duty raises a lot of money, and that is presumably why the Conservatives did not seek to scrap it at any point during all their years in power.

Stamp duty for primary residences in England and Northern Ireland raised around £4 billion in 2023-24, and it is suggested that it will raise £9 billion in 2029-30. The Institute for Fiscal Studies estimates that the cost in 2029-30 will be around £11 billion, with the additional costs in Scotland and Wales taken into account. That means that abolishing stamp duty on primary residences would cost in the region of £36 billion to £44 billion in total over the next five years. For anybody who is not keeping up, that is almost the cost of the mini-Budget, just in slow motion.

The Conservatives say that they want all those cuts to come from public expenditure, but in this motion they do not say where those savings would come from. By my calculations, they could choose to scrap nearly the whole of the Ministry of Justice—given revelations in recent days about prisoners being let out wrongly, it feels like that may already have happened.

The Conservatives could instead decide to end all support for farmers by scrapping the entirety of the budget for the Department for Environment, Food and Rural Affairs, which reached £7.4 billion in 2028-29, including capital—[Interruption.] Well, it does not say that in the motion. Maybe they would want to do away with the cost of clearing the vast majority of the NHS maintenance backlog—a cost they would reach in a single year—or maybe they would want to scrap the £12 billion a year budget for special educational needs and disabilities. It is not clear in the official Opposition motion where the cuts would come from.

There is a strong case for looking at reforming or scrapping stamp duty all together, alongside other property tax reforms and moving to a land value tax. Indeed, some commentators suggest that scrapping stamp duty and council tax together and phasing in a land value tax over time could be one way to move ahead.

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[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.

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[Bradley Thomas (Bromsgrove) (Con)]

It is a pleasure to speak in this debate on this important topic, Madam Deputy Speaker. It is one that I am passionate about. I got involved in politics to make people’s lives better, and to be on the side of those who work hard, do the right thing and aspire for themselves and their family. That is the fundamental point at the core of this argument.

My hon. Friend the Member for Windsor (Jack Rankin) made a great point when he said that this is a moral mission. It is a moral mission to be on the side of those who are aspirational, and to unlock the hopes and dreams of a generation who want a tangible stake in society but have great fears that they will never have it. Stamp duty, for many, is a tax on that dream home, on that bridge between where they are today and where they want to go tomorrow, particularly for their family.

We have heard a lot in this debate about first-time buyers, and it is right that we focus on them; it is particularly shameful that one of the first acts of this Labour Government was to lower the threshold at which stamp duty was imposed on those first-time buyers. But once a first-time buyer has been in their home for a few years and had a child, and maybe a second, and wants to move up the property ladder into a house that will better meet their needs, that is when this tax really starts to bite. Constituents have approached me to say that they are able to afford a mortgage on their next home, and have even identified one that they want to move into, but the stamp duty prevents them from moving.

What strikes me about this argument between the two sides of the House—and, in fact, between Opposition parties as well—is that many make the case that if we removed stamp duty, it would cause house prices to rise. If it was removed as a temporary measure, there would be a chance of that happening, but if it was removed in perpetuity, the housing market would regularise without a huge increase in prices. That is the key to unlocking the aspiration that so many have for themselves and their family.

I do not believe that Labour Members have particularly nefarious intent; I can only conclude that their position really does demonstrate the politics of envy. It is a fact of life that some in society will always have more wealth than others—the scale is always relative—but even if those at the upper end of the wealth scale benefit from the abolition of stamp duty, those further down the chain will also benefit. The great reality of this proposal is that it is universal in its application, so everyone will benefit.

This is fundamentally about unlocking mobility and the aspirations of so many. It applies not just to first-time buyers and those wanting to move up the ladder, but to those who want to downsize, whom we have heard so much about today. There are plenty of constituents across Bromsgrove and the villages who are asset-rich but cash-poor, and who are trapped in larger houses but would like to downsize, should the fiscal incentive be there for them to do so. Stamp duty, in the form of tens of thousands of pounds, is absolutely key in so many cases.

[Dr Evans]

A really important issue, especially for elderly people who are caught in a large home, is social care. We need to make sure that healthcare and support is there as people get older. If they find themselves trapped in a large house, how do we make sure that it is modified? That has an additional cost, which is often lost. Does my hon. Friend agree that freeing up such people to move offers them the benefit of saving money?

[Bradley Thomas]

My hon. Friend makes a valid and important point. That is one of the great peripheral benefits of this policy, should the Government embrace it, and I encourage them to look seriously at it. I encourage the Government to vote for this motion, even if only to show their intent, and even if they cannot implement it anytime soon.

We have heard about the stimulus effect. The typical spend of a family moving house is around £9,000. My hon. Friend the Member for Windsor pointed out that those employed in trades would benefit from saving that money. These are people who are not necessarily rich; they are hard workers who set their alarms in the morning. They are the very people who have aspiration for their family and want to be able to move up the property ladder.

One of the fundamental ideologies that have emanated from Labour Members is a denial of capitalism and the role that it plays in driving up prosperity. My right hon. Friend the Member for North West Hampshire (Kit Malthouse) made this point eloquently: capitalism is not something that we should be afraid of; it is the biggest driver of prosperity that the western world has known. Labour Members should embrace it with a little bit more vigour.

A point that I have to touch on, because it affects my constituency so profoundly, is the Government’s increase in housing targets. We Conservative Members are not anti-house building, but we believe that house building has to be proportionate. Bromsgrove and the villages is a 79% rural constituency. It really is the green buffer between Worcestershire and the urban sprawl of Birmingham. It is 89% green belt, yet our housing target has increased by a staggering 85%, whereas the housing target in adjacent Birmingham has decreased by over 30%. I have given various Ministers various opportunities to address this point of the Floor of the House, but no one has been able to do so yet, so I can only assume that, in the words of my hon. Friend the Member for Bridgwater (Sir Ashley Fox), the Government are “fiddling” the figures for political reasons. I would welcome it if the Minister could address the disproportionate burden that the Government’s housing targets are putting on rural areas, including Bromsgrove and the villages.

There is something that the Government could do to make the bitter pill of more housing easier to swallow, but they abandoned the idea on day one: make high-quality design a central tenet in the planning system. The previous Government opened the Office for Place, which is an advisory body that advises the Secretary of State on the quality of the built environment. Every single Government, regardless of political colour, should embrace the principles of good design, because they lead not just to good houses, but to better communities. If the Government can convey to communities that new housing is not going to impose red-brick monotony that erodes their sense of identity and character, there will be much more openness from communities to the house building agenda.

[Dr Luke Evans]

My hon. Friend makes an excellent point. One of the biggest concerns I have is that the Government have taken away the funding for neighbourhood plans. We know that neighbourhood plans give villages their say in where planned housing goes, but more importantly they deliver more housing. Does he believe it is short-sighted to take away that funding, which will compound the problem he is talking about—he is discussing the aspect of style and design—of getting communities to take on extra housing?

[Bradley Thomas]

My hon. Friend is spot-on. That is incredibly short-sighted, and I think it will prove to be a false economy.

I urge the Government to embrace good design to provide a justification to my constituents for why they are pursuing the current house building targets in such a disproportionate way across the country. Most of all, I implore the Government to put at the centre of their fiscal plans the scale of ambition that hard-working people have every single day when they set their alarms and go out to work—they want to do the right thing for their families. The Government must realise that pulling the right fiscal levers and cutting the right taxes will stimulate the very activity that will drive the growth they are so desperate to achieve.

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[Sir James Cleverly (Braintree) (Con)]

I thank my right hon. Friend the shadow Chancellor for setting out the opening case for the Opposition’s position on stamp duty. I feel particularly passionate about this policy, which is one I put forward when I was running for the leadership of the Conservative party. Like all good ideas, it has been embraced by my right hon. Friend the Leader of the Opposition. I am particularly glad—this is a key point—that my right hon. Friend the shadow Chancellor and his team have worked hard to make sure that cutting stamp duty is not just a headline, but a fully costed and set out policy.

The Leader of the Opposition has, I think very magnanimously, said that if the Government want to steal this idea and implement it now, they will get no opposition from us. I think that shows her typical generosity of spirit. The Government are clearly struggling to come up with credible economic plans of their own, so they are very welcome to steal our economic plans.

I have been struck by the positive nature of this debate. As Conservative colleagues have noted, the expected wall of thoughtless opposition to this proposal has not materialised at quite the scale we expected. It has materialised in some instances, but that is only to be expected. We heard in a number of speeches, and I will refer to some contributions as I go through my speech, that Labour Members recognise that stamp duty is a bad tax, a counterproductive tax and a tax that has a dampening, drag-anchor effect on the housing market. However, they went on to say, “But we need the money.” They are desperate for the tax revenues, which I think shows the fundamental challenge that, frankly, Labour is going to have to deal with in November. If the Government cannot agree to get rid of this damaging, counterproductive tax, what tax will they be willing to reduce? If they are going to say to the House that, basically, there is not a single tax in the British system that they are willing to cut, reduce or remove, then the mask has slipped. Under a Labour Government, this country faces ever-increasing taxes—that is basically what they are saying. They admit that this is a bad tax, but they are not willing to vote for its removal because they want to see—they need to see, are desperate to see—taxes going up. That was fundamentally the argument put by many Government Members.

[Dr Luke Evans]

Does my right hon. Friend agree that that is compounded by the Government’s position on spending reductions? We saw that on the Floor of the House, when the one attempt to make spending reductions was gutted mid-discussion, with proposals being pulled from a Bill that dealt with welfare. Therefore, the Government will not make any spending cuts either, which does not leave much else bar borrowing, in my estimation.

[Sir James Cleverly]

My hon. Friend is spot-on. That point was very well highlighted by my good friend, my hon. Friend the Member for Bridgwater (Sir Ashley Fox), who said that official Opposition felt that this damaging and counterproductive tax should be removed. As I have said, my right hon. Friend the shadow Chancellor has set out that that would be paid for by a reduction in the welfare bill—something that I know has universal support on our Benches. My hon. Friend the Member for Bridgwater highlighted that a reduction in welfare spending is not only something that we think is a necessary and good idea, but something that Labour Front Benchers used to think was a necessary and a good idea until, with great leadership, they were told by their Back Benchers to stop thinking that it was a necessary and a good idea, and to start thinking that it was a terrible idea. Such leadership from the Back Benches is something that I admire from that party. If only Labour Front Benchers had anything like the spine of the Labour Back Benchers, the country might not be in quite such a dire economic state.

Labour Members have basically said that they are unwilling to cut even the worst taxes because basically they want to see taxes go up. The Lib Dem position is yoga-like in its ability to bend—

[Dr Luke Evans]

Pretzel-like.

[Sir James Cleverly]

Yes, pretzel-like. One after another, the speakers on the Lib Dem Benches stood up and said, “We agree that this is a bad tax. We agree that this is a counterproductive tax. We agree that it is a tax that needs to go.” I, and I suspect others on the Conservative Benches, thought, “Here we go. Here is the crescendo, the pièce de resistance,” and that those speeches would end by saying, “Which is why you will see us in the Lobby with you, ensuring that the motion is passed.” But that is not what we heard.

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[Lucy Rigby]

It is a tax, so obviously I do not love it, but what I find extraordinary is the Conservative party’s new-found hatred of taxation when they increased taxes 25 times in the last Parliament.

As I said, we heard from various hon. Members about their objections to this tax. I will not engage on the points made about the Budget, for obvious reasons, except to repeat that we are committed to a single major fiscal event per year where the Chancellor will set out any tax decisions in the usual way alongside the OBR’s forecast. That fiscal event will take place, as everyone knows, on 26 November, at which point there will be plenty of time to discuss and debate the decisions that the Chancellor takes in the Budget.

I want to speak to some of the points raised during the debate. We heard plenty from Conservative Members about why they want to abolish stamp duty. I think some points were made thoughtfully; I say that in a well-meant way. I am sorry to say, however, that we heard absolutely nothing from Conservative Members on their appalling economic record. We heard nothing from them on their appalling record on house building—save for the acknowledgment of the right hon. Member for North West Hampshire (Kit Malthouse)—nothing on the waste of public money from the fraud on their watch, and nothing whatsoever that could be described as fiscal responsibility.

We heard from some of my hon. Friends on the Labour Benches about the urgent need to build more houses in this country, given our appalling inheritance. That is the key way that we solve the housing crisis. I pay tribute to the thoughtful speeches of my hon. Friends the Members for Welwyn Hatfield (Andrew Lewin), for Milton Keynes North (Chris Curtis), for Crewe and Nantwich (Connor Naismith) and for North Warwickshire and Bedworth (Rachel Taylor), and to my hon. Friends the Members for Loughborough (Dr Sandher) and for Tipton and Wednesbury (Antonia Bance), who spoke powerfully of the consequences of the Conservative party’s mismanagement of the economy, which include food banks, poverty and, of course, the housing crisis.

I welcome the commitment of the right hon. Member for North West Hampshire. He talked about the need to build more housing and, indeed, about beautiful housing. I assure him that that is exactly the type of housing that this Government will facilitate being built—although I note that his colleagues took him straight back to opposing development no sooner had he made that point. I also welcome his mini-insight into the infighting of the last Government.

[Dr Luke Evans]

The hon. Lady may recall that it was a Labour Secretary of State who removed the word “beautiful” from the national planning policy framework. How does she expect to have those beautiful designs if that has been taken away as a standard within the guidance that her Government provided?

[Lucy Rigby]

I assure him that the houses will be beautiful and that we will build 1.5 million of them over the course of this Parliament. There was a brief reference to Nirvana from the Conservative Benches before a descent back into half-baked and unfunded plans, to which we on the Government Benches thought, “Well, Nevermind.”