How Much Stamp Duty Will I Pay?
Short answer: on a £300,000 home a home mover pays £5,000 stamp duty, a first-time buyer pays nothing, and someone buying a second home pays £20,000. The tables below cover common prices from £150,000 to £1 million.
Stamp duty rates in England and Northern Ireland
Stamp Duty Land Tax (SDLT) is charged in slices, like income tax: each rate applies only to the part of the price inside its band.
| Part of the price | Standard rate | Additional homes |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Above £1.5 million | 12% | 17% |
First-time buyers pay 0% up to £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief is lost completely and the standard rates apply. Buyers who are not UK resident pay a further 2% on every band.
Stamp duty at common prices
| Price | Home mover | First-time buyer | Additional home |
|---|---|---|---|
| £150,000 | £500 | £0 | £8,000 |
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 (no relief) | £50,000 |
| £750,000 | £27,500 | £27,500 (no relief) | £65,000 |
| £1,000,000 | £43,750 | £43,750 (no relief) | £93,750 |
Worked example: a £400,000 house
A home mover pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £150,000 (£7,500): £10,000 in total.
A first-time buyer pays nothing on the first £300,000 and 5% on the remaining £100,000: £5,000.
Things that catch buyers out
- The £500,000 cliff for first-time buyers. At £500,000 a first-time buyer pays £10,000; at £500,001 the relief disappears and the bill is £15,000.
- Joint buyers. First-time buyer relief only applies if every buyer is a first-time buyer.
- Replacing your main home. If you buy before selling, you may pay the higher rates and can claim the extra back if you sell the old home within 3 years.
- Scotland and Wales are different. Scotland has LBTT and Wales has LTT, with their own bands. Use the LBTT calculator or the LTT calculator.
Rates are the HMRC residential rates in force since 1 April 2025. Your conveyancer files the return and pays the tax within 14 days of completion.
Try the stamp duty calculator (england and northern ireland)
Enter your own numbers below, or open the full stamp duty calculator (england and northern ireland) with the formula and more examples.
This guide is general information with example numbers, not financial, tax or building advice. Your costs and results will differ. Terms
Frequently asked questions
How much stamp duty on a £300,000 house?
£5,000 for a home mover, nothing for a first-time buyer, and £20,000 if it is an additional property.
Do first-time buyers pay stamp duty?
Not on homes up to £300,000. Between £300,001 and £500,000 they pay 5% on the part above £300,000. Above £500,000 they pay the standard rates.
How much is stamp duty on a second home?
The standard rates plus 5% on every band. On a £250,000 second home that is £15,000.
When do I pay stamp duty?
Within 14 days of completion. Your solicitor or conveyancer normally files the return and pays it for you.