Updated October 2026 · Fraser Bond
Stamp duty
Putting a home in your child's name changes who owns it, not just the tax
5%extra if you're a co-buyer
FTBrelief if child qualifies
18+to hold legal title
GiftIHT rules apply
In short: If your adult child buys a home in their sole name, the stamp duty depends on their circumstances: if they're a first-time buyer they may get first-time buyer relief, and the additional property surcharge won't apply just because you own a home. But if you're on the title or are effectively the buyer, your other properties count and the surcharge applies. Disguising who the real buyer is can be tax evasion, and putting a home in your child's name gives them legal ownership.
Stamp duty comparison (England, simplified)
Child as first-time buyer (if eligible)–
Standard rates (one property)–
With 5% additional property surcharge–
Simplified illustration of England rates from April 2025. Check the HMRC calculator and take advice.
| Approach | Stamp duty effect | Other consequences |
|---|---|---|
| Child buys alone, you gift deposit | Child's status applies (FTB relief possible) | Gift may be subject to inheritance tax if you die within seven years |
| You and child buy jointly | Surcharge if you own another home | You're a joint owner and liable |
| You buy, child lives there | Surcharge applies | You're the landlord or owner; capital gains on sale |
Frequently asked questions
Can I buy a house in my child's name?
Only if they're 18 or over to hold legal title, and they will legally own it.
Is it legal to use my child's name to avoid stamp duty?
Not if you're really the buyer. HMRC treats disguised arrangements seriously.
Can I gift my child a deposit?
Yes. Lenders will want a gifted deposit letter, and inheritance tax rules may apply.
Helping your child buy their first home?
Talk to us about finding the right property and structuring it properly.
Speak to our team
