What you pay on a home in England at the rates in force since 1 April 2025: first-time buyers pay nothing up to £300,000; on £399,995, the middle new home for sale in England here, a first-time buyer pays £4,999 and a home mover £9,999. Band by band, with the second-home rates, from GOV.UK’s tables.
The rates in force since 1 Apr 2025, for England and Northern Ireland, from GOV.UK’s own tables (checked on 21 Oct 2026). Each rate taxes only the part of the price inside its band. A second home adds 5% to every band from £40,000. A buyer not resident in the UK adds 2% more.
| Part of the price | Standard rate | Second home rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
A first-time buyer pays no stamp duty on the first £300,000 of a home in England and 5% on the part up to £500,000, against £15,000 for anyone else at £500,000. Above £500,000 the relief goes altogether: at £500,000 a first-time buyer pays £10,000; at £500,001, £15,000, the standard rates on the whole price. Every buyer must be a first-time buyer and live in the home as their main residence.
| Part of the price | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
If you will own more than one home after the purchase, you pay the higher rates: 5% on top of every band, from a price of £40,000. On a £300,000 home that is £20,000, against £5,000 for a home mover; on £500,000, £40,000 against £15,000. A buyer not resident in the UK adds 2% more.
What each buyer pays at the rates in force today, with £399,995, the middle asking price of the 19,153 new homes for sale in England on NewHomeSearch.
| Price | First-time buyer | Home mover | Second home |
|---|---|---|---|
| £200,000 | Nothing | £1,500 | £11,500 |
| £250,000 | Nothing | £2,500 | £15,000 |
| £300,000 | Nothing | £5,000 | £20,000 |
| £350,000 | £2,500 | £7,500 | £25,000 |
| £399,995The middle new home for sale here | £4,999 | £9,999 | £29,999 |
| £400,000 | £5,000 | £10,000 | £30,000 |
| £450,000 | £7,500 | £12,500 | £35,000 |
| £500,000 | £10,000 | £15,000 | £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 |
It depends on the price and on who is buying. On £399,995, the middle asking price of the 19,153 new homes for sale in England on NewHomeSearch, a first-time buyer pays £4,999, a home mover £9,999 and someone buying a second home £29,999. The calculator above works out your own price band by band.
Not on a home up to £300,000. Between £300,000 and £500,000 a first-time buyer pays 5% on the part above £300,000; above £500,000 there is no relief and the standard rates apply to the whole price.
The standard rates plus 5% on every band, from a price of £40,000: £15,000 on £250,000, £20,000 on £300,000 and £40,000 on £500,000. Tick "I will own more than one home" in the calculator for your own price.
No: a new home pays the same rates as any other at the same price. What differs is what the price includes: a builder’s incentive paid as cash off the price lowers the stamp duty, while one paid towards your costs usually does not.
Within 14 days of completion, when the return goes to HMRC; a solicitor or conveyancer usually files it and pays from your funds on the day.
Stamp Duty Land Tax, the tax on buying a home or land in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales Land Transaction Tax, each with its own bands; a home on NewHomeSearch in Scotland or Wales is priced with its own. The rates here have applied since 1 April 2025.
No: no buyer pays stamp duty on the first £125,000 of a home in England, and a first-time buyer on the first £300,000. A second home pays 5% from £40,000.