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Stamp duty on a £450,000 house in England

A home mover buying a £450,000 property in England pays £12,500 (2.78% of the price). A first-time buyer pays £7,500, saving £5,000. Buying it as a second home or buy-to-let costs £35,000.

At a glance

BuyerTaxEffective rate
Home mover£12,5002.78%
First-time buyer£7,5001.67%
Second home / buy-to-let£35,0007.78%
Non-UK resident home mover£21,5004.78%

How £12,500 is worked out (home mover)

BandRateTaxableTax
Up to £125,0000%£125,000£0
£125,001 – £250,0002%£125,000£2,500
£250,001 – £925,0005%£200,000£10,000
Total£12,500

General information, not tax advice; check gov.uk or ask your conveyancer.

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Who's buying?
Is every buyer UK resident?

Non-UK residents pay 2% extra in England and Northern Ireland.

Stamp duty to pay
—
Effective rate—
Price plus tax—
BandRateTaxableTax
Total—

General information, not tax advice; check gov.uk or ask your solicitor or conveyancer before you rely on it.

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Frequently asked questions

How much stamp duty will I pay?

In England and Northern Ireland, home movers pay nothing on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. Each rate applies only to the part of the price inside its band. Enter your price above to see the exact figure.

Do first-time buyers pay stamp duty?

In England and Northern Ireland, first-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000 the relief is lost and normal rates apply. In Scotland the relief raises the 0% band to £175,000. Wales has no first-time buyer relief, but nothing is due on the first £225,000.

How much is stamp duty on a second home or buy-to-let?

In England and Northern Ireland you pay 5% on top of every band when buying an additional home (unless the price is under £40,000). In Scotland the Additional Dwelling Supplement is 8% of the whole price. Wales has separate higher rates starting at 5%.

When do I have to pay stamp duty?

In England and Northern Ireland you must file a return and pay within 14 days of completion. Your solicitor or conveyancer normally does this for you. Scotland (LBTT) and Wales (LTT) have a 30-day deadline.

Is there extra stamp duty for non-UK residents?

Yes, in England and Northern Ireland buyers who are not UK resident pay a 2% surcharge on top of the normal rates. Scotland and Wales do not have this surcharge.

Can I get the higher rates refunded?

If you buy a new main home before selling your old one, you may pay the higher rates and then claim a refund if you sell the old home within 3 years (England and NI) or 36 months (Scotland and Wales). Check the rules on gov.uk, revenue.scot or gov.wales.

Is this calculator accurate?

It uses the published rates and is tested against official worked examples, but it's general information, not tax advice. Special cases (shared ownership, mixed-use property, multiple dwellings, leases and reliefs) can change the amount, so check gov.uk or ask your conveyancer.