Stamp duty is the upfront tax that varies enormously depending on who you are — a first-time buyer, a home mover, or someone buying a second property. The same £400,000 house can cost £5,000, £10,000 or £30,000 in stamp duty depending on your situation. This page lays it all out in one table for 2025/26, so you can see exactly what you'll pay at any price.
- A home mover pays the standard rates — nothing up to £125,000, then 2% to 5% on higher slices.
- A first-time buyer pays nothing up to £300,000, then 5% to £500,000 (no relief above £500,000).
- A second-home or buy-to-let buyer pays the standard rates plus a 5% surcharge on the whole price.
Stamp duty by house price (2025/26)
| House price | Home mover | First-time buyer | Second home / BTL |
|---|---|---|---|
| £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 | £50,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
Figures are for England and Northern Ireland. Run any exact price through the stamp duty calculator.
How the standard rates work
For a main home that isn't your first, stamp duty is charged in bands — each rate applies only to the slice of the price within it: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, then 12%. So a £400,000 home pays £0 + £2,500 + £7,500 = £10,000.
The first-time buyer advantage — and its cliff
First-time buyers pay nothing up to £300,000 and 5% on the slice from £300,000 to £500,000. Notice in the table that at £600,000 and above, the first-time buyer pays exactly the same as a mover — that's because relief vanishes entirely once the price exceeds £500,000.
The £500,000 first-time buyer cliff A first-time buyer at £500,000 pays £10,000; at £510,000 they lose all relief and jump to £15,500. Keeping the agreed price at or below £500,000 can be worth far more than a small headline discount.
The second-home surcharge
If you're buying an additional property while keeping another, add a 5% surcharge on the entire price on top of the standard rates. On a £300,000 second home that's £15,000 of surcharge plus £5,000 standard = £20,000. You can often reclaim the surcharge if you were replacing your main home and sell the old one within 36 months.
Don't forget Scotland and Wales
This table is for England and Northern Ireland (SDLT). Scotland uses LBTT and Wales uses LTT, each with different bands and thresholds, so the figures don't transfer.
Frequently asked questions
A home mover pays £5,000, a first-time buyer pays £0, and a second-home buyer pays £20,000 (including the 5% surcharge).
£5,000 — nothing on the first £300,000, then 5% on the £100,000 between £300,000 and £400,000.
The standard rates plus a 5% surcharge on the entire price. On a £250,000 second home that's £15,000.
Above £500,000 — then they pay the standard rates on the whole price, the same as a home mover.
Within 14 days of completion, usually handled by your solicitor. It's upfront cash and can't normally be added to the mortgage.
Figures are 2025/26 estimates for England and Northern Ireland. Confirm your exact liability with your conveyancer.