Prime Minister Andy Burnham has ruled out abolishing council tax and stamp duty in favour of a single annual property levy, rejecting pressure from northern Labour MPs only days after highlighting the regional inequities embedded in England’s housing taxes.

Downing Street said the government was not considering the change, and Burnham stated that it “won’t be happening,” closing off expectations of a wholesale replacement in the forthcoming Budget.

The intervention followed claims that ministers were examining a proportional property tax or a levy based on land values.

Burnham said those accounts did not represent government policy and reiterated that taxation decisions belong to the chancellor and are formally announced at fiscal events.

The proposal advocated by campaigners and Labour MPs would replace council tax and stamp duty land tax with an annual charge equal to 0.48 per cent of a home’s current market value.

The rate would double to 0.96 per cent for second homes.

Its supporters estimate that 19 million low- and middle-income households, representing about 77 per cent of the housing stock, would pay less than under the combined existing taxes.

Those estimates are campaign projections rather than independently established outcomes.

For a property valued at £300,000, the proposed levy would be approximately £1,440 a year.

The owner of a £1 million home would face £4,800 annually before any applicable adjustments, while a second home of the same value would attract £9,600.

Transitional caps or deferral arrangements would therefore be essential if ministers wanted to prevent abrupt increases for households with valuable properties but modest incomes.

The political pressure comes principally from Labour representatives in northern England, where council-tax bills frequently consume a much larger proportion of property values and household incomes than in affluent London boroughs.

Jonathan Brash, the Hartlepool MP who chairs Parliament’s cross-party council-tax reform group, and Jonathan Hinder, the MP for Pendle and Clitheroe, are among those seeking structural change.

Jo Platt, who represents Burnham’s former Leigh constituency, has also supported reform.

Their case rests on a conspicuous imbalance.

A home valued at approximately £280,000 in Burnham’s Makerfield constituency faces an annual council-tax bill of about £2,152, while a multimillion-pound property in Westminster can attract a slightly lower bill.

The comparison reflects different local authority rates as well as a national banding structure that compresses enormous variations in contemporary property wealth.

Council tax in England is still based on estimated property values from April 1991. Homes are assigned to one of eight bands, and councils apply locally determined charges to those bands.

Although bills have risen repeatedly, the underlying valuations have not been comprehensively updated.

A property that has appreciated dramatically over 35 years can therefore remain in a band bearing little relationship to its current value.

This makes the tax regressive when measured against property wealth.

Owners of inexpensive homes can pay a considerably higher percentage of their property’s value each year than owners of mansions.

The pattern particularly disadvantages parts of the North and Midlands, where house prices are lower but councils must still fund social care, waste collection and other statutory services from a constrained local tax base.

Stamp duty creates a different distortion.

It is charged when property changes hands rather than while it is held, with the bill generally rising through graduated price bands.

Economists have long argued that the tax discourages transactions, making it more expensive for families to move, older homeowners to downsize and workers to relocate for employment.

Receipts also fluctuate with prices and sales volumes, reducing their reliability for public budgeting.

Combining the two taxes would remove the large upfront charge associated with buying a home and spread taxation across ownership.

Advocates argue that this could improve mobility while shifting more of the burden towards accumulated property wealth in London and south-east England.

They also contend that a revenue-neutral design could reduce bills in lower-value regions without increasing the Treasury’s overall requirement.

Revenue neutrality nationally would not prevent substantial household-level redistribution.

Owners in high-value areas could incur large recurring liabilities even if they had purchased their homes decades earlier on ordinary incomes.

Pensioners and other asset-rich but cash-poor residents might need to defer payments until a sale or death.

Without careful protections, landlords could attempt to pass higher charges to tenants, while abrupt increases could depress prices near tax thresholds.

Accurate implementation would require a national system for valuing millions of properties and resolving appeals.

Valuations would need regular updating to preserve the tax’s proportional character.

A land-value tax would be still more technically demanding because assessors would have to separate the worth of the land from buildings and improvements.

Designing the division of revenue between central government and councils would add another layer of complexity.

The debate largely concerns England.

Scotland and Wales operate their own property-transaction taxes, while Northern Ireland uses domestic rates rather than council tax.

Any United Kingdom-wide description of the proposed reform would therefore obscure the devolved legal and fiscal arrangements governing property taxation.

Burnham has previously supported land-value taxation and criticised stamp duty as an impediment to younger people establishing homes.

Since becoming prime minister, he has also said residents in Greater Manchester can pay more council tax than owners of substantially larger London properties.

His rejection of the current proposal therefore represents a decision against immediate implementation, not a defence of the existing distribution as equitable.

The government is retaining narrower changes introduced before Burnham took office.

From April 2028, homes valued above £2 million are scheduled to face a national high-value council-tax surcharge in addition to their ordinary bills.

Annual charges are set to range from £2,500 for properties in the lowest qualifying band to £7,500 for homes worth at least £5 million.

The measure is expected to affect a small minority of households and raise about £400 million initially.

Central funding has also been redirected towards more deprived councils, many of them in the North and Midlands.

That redistribution has reduced allocations to wealthier authorities, including several London boroughs, which were permitted to increase council tax by more than the usual referendum threshold to compensate.

The adjustment changes where public money is distributed but leaves the underlying 1991 valuation system intact.

Burnham’s decision reduces the immediate risk that speculation will delay property transactions before the Budget.

Buyers and sellers can proceed on the basis that council tax and stamp duty remain in force, while the scheduled high-value surcharge and revised distribution of central funding constitute the government’s confirmed property-tax changes.