Guide · Updated 2026-10-08
Stamp Duty on £250k, £400k and £600k Explained
Stamp Duty Land Tax worked out step by step for £250,000, £400,000 and £600,000, including first-time buyer relief and the surcharge on additional homes.
On a £400,000 home bought as a standard purchase in England or Northern Ireland, Stamp Duty Land Tax is £10,000. A first-time buyer pays £5,000, and someone buying an additional property pays £30,000. Here is how each figure is calculated, plus the same working at £250,000 and £600,000.
The bands (standard purchase)
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Stamp Duty is charged in bands, like income tax. You pay each rate only on the slice of the price that falls in that band, not on the whole price.
Example 1: £250,000
- First £125,000 at 0% = £0
- Next £125,000 at 2% = £2,500
- Total: £2,500 (an effective rate of 1.0%)
Example 2: £400,000
- First £125,000 at 0% = £0
- Next £125,000 at 2% = £2,500
- Remaining £150,000 at 5% = £7,500
- Total: £10,000 (2.5%)
Example 3: £600,000
- First £125,000 at 0% = £0
- Next £125,000 at 2% = £2,500
- Remaining £350,000 at 5% = £17,500
- Total: £20,000 (3.3%)
Summary
| Price | Standard | First-time buyer | Additional property |
|---|---|---|---|
| £250,000 | £2,500 | £0 | £15,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £600,000 | £20,000 | £20,000 (no relief) | £50,000 |
First-time buyer relief
First-time buyers pay nothing on the first £300,000 and 5 percent on the portion between £300,000 and £500,000. At £400,000 that is 5% of £100,000, or £5,000. The relief does not apply at all if the price is above £500,000, which is why the £600,000 example is the same as a standard purchase.
Additional properties
A surcharge of 5 percentage points applies on top of each band when you buy an additional dwelling, for example a second home or a buy-to-let. At £400,000 the surcharge is 5% of £400,000, which is £20,000, so the total is £10,000 + £20,000 = £30,000.
Budget for more than stamp duty
- Solicitor and conveyancing fees, and searches
- Survey costs
- Mortgage arrangement and valuation fees
- Removals and immediate repairs
Use the calculator
Enter any price into the Stamp Duty Calculator and choose standard, first-time buyer or additional property. Then see monthly repayments with the Mortgage Calculator, and test overpaying with the Mortgage Overpayment Calculator.
Frequently asked questions
Does Stamp Duty apply in Scotland and Wales? No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax. Both have their own bands.
When do I pay? Your solicitor normally files the return and pays within 14 days of completion.
Figures use the bands in force from 1 April 2025 for England and Northern Ireland. Rates change, so confirm the current figures on GOV.UK. This guide is general information, not tax advice.