Stamp Duty When Moving House in the UK (2026)
Stamp duty when moving house in England and Northern Ireland is 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1,500,000 and 12% above that. Scotland charges LBTT and Wales charges LTT on different thresholds, so the region you are buying in changes the bill.
Stamp Duty Land Tax (SDLT) is one of the most significant costs when buying a home. Understanding how it's calculated helps you budget accurately for your move.
Want your exact figure? Use our free stamp duty calculator to work out the SDLT (England & NI), LBTT (Scotland) or LTT (Wales) on your new home in seconds, including first-time buyer relief and the second-home surcharge.
2026 Stamp Duty Rates: Standard Buyers
| Property Price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Stamp duty is calculated on each band - like income tax. You don't pay 5% on the whole purchase price; you pay 5% only on the portion above £250,000.
Stamp Duty Examples for 2026
| Purchase Price | Stamp Duty (Standard) |
|---|---|
| £200,000 | £1,500 |
| £300,000 | £5,000 |
| £400,000 | £10,000 |
| £500,000 | £15,000 |
| £750,000 | £27,500 |
| £1,000,000 | £43,750 |
First-Time Buyer Rates
First-time buyers receive a relief up to £500,000:
| Property Price | Stamp Duty (First-Time Buyer) |
|---|---|
| Up to £300,000 | £0 |
| £300,001 – £500,000 | 5% on portion above £300,000 |
| Over £500,000 | Standard rates apply (no relief) |
Example: A first-time buyer purchasing a £400,000 home pays 5% on £100,000 = £5,000. A standard buyer pays £10,000.
Second Home / Buy-to-Let Surcharge
If you're buying an additional property (investment or holiday home) while still owning your main residence, a 5% surcharge applies on top of standard rates.
| Purchase Price | Standard Rate | Additional Dwelling Surcharge |
|---|---|---|
| £300,000 | £5,000 | £20,000 |
| £500,000 | £15,000 | £40,000 |
Note: If you sell your main residence within 36 months of buying the new one, you may be able to reclaim the surcharge.
When Moving House: Stamp Duty on Your New Purchase
When you move from one home to another:
- You pay stamp duty on the property you're buying
- You do not pay stamp duty on the property you're selling
- If you complete both on the same day, you are not treated as owning two properties, so no surcharge applies
- If there's a gap between completing your sale and purchase, you may temporarily own two properties - speak to your solicitor
Total Moving Cost Including Stamp Duty
Here's how stamp duty fits into the full cost of moving house:
| Scenario | Removal Costs | Conveyancing | Stamp Duty | Total |
|---|---|---|---|---|
| Buying £250k, 3-bed local | £700 | £1,200 | £2,500 | ~£4,400 |
| Buying £400k, 3-bed local | £800 | £1,300 | £10,000 | ~£12,100 |
| First-time buyer £400k, 2-bed | £500 | £1,100 | £0 | ~£1,600 |
| Buying £600k, 4-bed long distance | £2,000 | £1,500 | £20,000 | ~£23,500 |
How to Pay Stamp Duty
Your conveyancing solicitor handles stamp duty payment on your behalf. They will:
- Calculate the exact amount owed
- Request the funds from you before completion
- Submit the return to HMRC within 14 days of completion
- Pay the tax on your behalf
Make sure your solicitor provides a clear breakdown of the stamp duty calculation - it should appear as a line item in your completion statement.
Useful Stamp Duty Tips
- Complete your sale and purchase simultaneously to avoid the second-home surcharge
- Get your solicitor to confirm the rate before completion - the rules change periodically
- Budget stamp duty separately from your deposit - it's payable on completion, not exchange
Work out your exact bill with our stamp duty calculator, then use the moving cost calculator to estimate your removal company costs - the part of moving house you can genuinely compare and save money on. Buying often also means solicitors' fees - see our guide on what to expect.