Stamp Duty When Moving House in the UK (2026)
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.