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Stamp Duty on a £400,000 House
Moving home with a £400,000 purchase? Stamp Duty is £10,000. See the first-time buyer and second-home amounts too.
1. Your purchase (England or Northern Ireland)
Stamp Duty to pay
£10,000
Effective rate 2.50%
🧭 Good to know
- Your solicitor usually files the return and pays the tax within 14 days of completion.
- First-time buyers: everyone buying must be a first-time buyer and the home must be your main residence.
- Replacing your main home? If you sell the old one within 3 years you can usually claim back the extra 5%.
- Scotland uses LBTT and Wales uses LTT, with different rates.
Rules last checked: October 2026. Residential rates from 1 April 2025 for England and Northern Ireland. Not tax advice. 🔒 Everything stays on your device.
✅ Rules last checked:
📚 Official sources: GOV.UK: SDLT residential rates
We build every tool from the official rules and re-check them when they change. Always confirm with the official source before you rely on a result.
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Questions people ask
What are the Stamp Duty rates in 2026?+
In England and Northern Ireland: 0% up to £125,000, 2% from £125,001 to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. You pay each rate only on the part of the price in that band.
How much Stamp Duty do first-time buyers pay?+
Nothing on the first £300,000 and 5% from £300,001 to £500,000. If the price is over £500,000, the normal rates apply to the whole price.
What about second homes and buy-to-let?+
An extra 5 percentage points on every band for additional properties of £40,000 or more, so the rates become 5%, 7%, 10%, 15% and 17%.