Buying costs in England by price (2026): stamp duty and fees from £150,000 to £1.5 million
For a buyer who owns no other home, stamp duty in England is £1,500 on a £200,000 home, £5,000 at £300,000, £15,000 at £500,000 and £43,750 at £1 million. First-time buyers pay less up to £500,000, buyers who already own a home pay 5% of the price more, and non-residents 2% more.
Key facts
- Home mover, owns no other home: £1,500 at £200,000, £5,000 at £300,000, £15,000 at £500,000, £43,750 at £1 million.
- First-time buyers pay nothing up to £300,000 and £10,000 at £500,000; above £500,000 they pay the same as a home mover.
- A buyer who will own another home pays 5% of the price on top, from the first pound.
- A non-resident pays 2% of the price on top, and 7% if they also own another home.
- The rates are those in force since 1 April 2025, unchanged by the October 2026 Budget.
How much does it cost to buy a home in England at each price?
The table shows stamp duty (Stamp Duty Land Tax, SDLT) and the usual fees for a buyer who lives in the UK and will own no other home after the purchase. Conveyancing and searches are market prices, shown as estimates with a range; the HM Land Registry fee follows its published scale by price.
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| £150,000 | £500 | £1,450 | £1,950 | £1,350 to £2,550 | 1.30% |
| £200,000 | £1,500 | £1,450 | £2,950 | £2,350 to £3,550 | 1.47% |
| £250,000 | £2,500 | £1,500 | £4,000 | £3,400 to £4,600 | 1.60% |
| £300,000 | £5,000 | £1,500 | £6,500 | £5,900 to £7,100 | 2.17% |
| £350,000 | £7,500 | £1,500 | £9,000 | £8,400 to £9,600 | 2.57% |
| £400,000 | £10,000 | £1,500 | £11,500 | £10,900 to £12,100 | 2.88% |
| £450,000 | £12,500 | £1,500 | £14,000 | £13,400 to £14,600 | 3.11% |
| £500,000 | £15,000 | £1,500 | £16,500 | £15,900 to £17,100 | 3.30% |
| £600,000 | £20,000 | £1,645 | £21,645 | £21,045 to £22,245 | 3.61% |
| £750,000 | £27,500 | £1,645 | £29,145 | £28,545 to £29,745 | 3.89% |
| £1,000,000 | £43,750 | £1,645 | £45,395 | £44,795 to £45,995 | 4.54% |
| £1,500,000 | £93,750 | £1,850 | £95,600 | £95,000 to £96,200 | 6.37% |
The four buyer types below pay different stamp duty at the same price. Each H2 that follows takes one price.
How much is stamp duty on a £200,000 house?
| Buyer | SDLT on £200,000 |
|---|---|
| Owns no other home | £1,500 |
| First-time buyer | £0 |
| Already owns a home | £11,500 |
| Not UK resident, owns no other home | £5,500 |
How much is stamp duty on a £250,000 house?
| Buyer | SDLT on £250,000 |
|---|---|
| Owns no other home | £2,500 |
| First-time buyer | £0 |
| Already owns a home | £15,000 |
| Not UK resident, owns no other home | £7,500 |
How much is stamp duty on a £300,000 house?
| Buyer | SDLT on £300,000 |
|---|---|
| Owns no other home | £5,000 |
| First-time buyer | £0 |
| Already owns a home | £20,000 |
| Not UK resident, owns no other home | £11,000 |
How much is stamp duty on a £400,000 house?
| Buyer | SDLT on £400,000 |
|---|---|
| Owns no other home | £10,000 |
| First-time buyer | £5,000 |
| Already owns a home | £30,000 |
| Not UK resident, owns no other home | £18,000 |
How much is stamp duty on a £500,000 house?
| Buyer | SDLT on £500,000 |
|---|---|
| Owns no other home | £15,000 |
| First-time buyer | £10,000 |
| Already owns a home | £40,000 |
| Not UK resident, owns no other home | £25,000 |
£500,000 is the last price at which first-time buyer relief applies. Above it, a first-time buyer pays the same as a home mover on the whole price. See first-time buyers.
How much is stamp duty on a £750,000 house?
| Buyer | SDLT on £750,000 |
|---|---|
| Owns no other home (first-time buyers too) | £27,500 |
| Already owns a home | £65,000 |
| Not UK resident, owns no other home | £42,500 |
How much is stamp duty on a £1 million house?
| Buyer | SDLT on £1,000,000 |
|---|---|
| Owns no other home (first-time buyers too) | £43,750 |
| Already owns a home | £93,750 |
| Not UK resident, owns no other home | £63,750 |
| Not UK resident and owns another home | £113,750 |
Why does the share of the price paid in tax keep rising?
Each band’s rate applies only to the slice of the price inside it, starting with nothing on the first £125,000 (see how SDLT bands work). As the price climbs into the 10% and 12% bands, more of it is taxed at the higher rates, so the tax grows faster than the price. For a buyer who already owns a home, the extra 5% applies from the first pound, so the share of the price is high even on cheap homes:
| Price | Taxes | Fees, typical | Total on top | Estimate range | Share of price |
|---|---|---|---|---|---|
| £150,000 | £8,000 | £1,450 | £9,450 | £8,850 to £10,050 | 6.30% |
| £250,000 | £15,000 | £1,500 | £16,500 | £15,900 to £17,100 | 6.60% |
| £400,000 | £30,000 | £1,500 | £31,500 | £30,900 to £32,100 | 7.88% |
| £600,000 | £50,000 | £1,645 | £51,645 | £51,045 to £52,245 | 8.61% |
| £1,000,000 | £93,750 | £1,645 | £95,395 | £94,795 to £95,995 | 9.54% |
| £1,500,000 | £168,750 | £1,850 | £170,600 | £170,000 to £171,200 | 11.37% |
What this guide does not cover
- Scotland and Wales, which have their own purchase taxes.
- Surveys, mortgage fees and removals, which are not in these totals.
- Companies, shared ownership and other special cases. For the rules behind each column see second homes and the non-resident surcharge.
Questions people ask
How much is stamp duty on a £250,000 house?
£2,500 for a buyer who owns no other home: nothing on the first £125,000 and 2% on the next £125,000. A first-time buyer pays nothing, and a buyer who already owns a home pays £15,000.
How much is stamp duty on a £400,000 house?
£10,000 for a buyer who owns no other home. A first-time buyer pays £5,000 (5% of the part above £300,000). A buyer who already owns a home pays £30,000.
How much is stamp duty on a £500,000 house?
£15,000 for a home mover and £10,000 for a first-time buyer. A buyer who already owns a home pays £40,000.
How much is stamp duty on a £1 million house?
£43,750 for a buyer who owns no other home. First-time buyer relief does not apply at that price. A buyer who already owns a home pays £93,750.
Sources
- Stamp Duty Land Tax: residential property ratesGOV.UK (HM Revenue and Customs)
- Budget 2026: overview of tax legislation and rates, Annex A (Stamp Duty Land Tax from 1 April 2025)HM Treasury and HM Revenue and Customs
- HM Land Registry: registration services feesHM Land Registry
Behind the figures
Every amount on this page is worked out by the engine from rule files that cite these pages.
- Which?: Conveyancing, what it is and what it costs (29 May 2026)Secondary source
- The Land Registration Fee Order 2024 (SI 2024/931)Official source
- GOV.UK: Stamp Duty Land Tax, residential property ratesOfficial source