Stamp duty for home movers in 2026: how much will you pay?
If you're selling one home and buying another, you pay standard stamp duty land tax (SDLT) on the purchase. These rates apply in England and Northern Ireland. Scotland and Wales have their own taxes with different rates.
Current rates
| Part 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% |
| Over £1.5 million | 12% |
Like income tax, each rate only applies to the slice of the price within that band.
Worked example: £295,000
Nothing on the first £125,000. 2% on the next £125,000, which is £2,500. 5% on the final £45,000, which is £2,250. Total: £4,750.
Stamp duty at common prices
| Price | Stamp duty | As % of price |
|---|---|---|
| £150,000 | £500 | 0.3% |
| £200,000 | £1,500 | 0.8% |
| £250,000 | £2,500 | 1.0% |
| £300,000 | £5,000 | 1.7% |
| £350,000 | £7,500 | 2.1% |
| £400,000 | £10,000 | 2.5% |
| £500,000 | £15,000 | 3.0% |
| £750,000 | £27,500 | 3.7% |
| £1,000,000 | £43,750 | 4.4% |
Things that catch movers out
Not selling first. If you complete on your new home before selling your old one, you'll usually pay the higher rates for additional properties, which add 5 percentage points. You can claim that extra back if you sell your previous main home within three years, but you need the cash up front. See stamp duty on second homes.
Paying late. Your solicitor normally files the return and pays within 14 days of completion. Penalties and interest apply if it's late.
Fixtures and chattels. Stamp duty is due on the price of the property, not removable items like furniture or white goods. Agreeing a fair, separate price for genuine chattels is legitimate, but inflating it to cut tax isn't.
Work out your own figure
Put your price into the stamp duty calculator, and budget for the monthly cost of your new mortgage with the mortgage calculator. First-time buyers get relief, explained in stamp duty for first-time buyers.