Stamp duty on a £500,000 property
Buying a £500,000 home in England or Northern Ireland costs £15,000 Stamp Duty Land Tax (SDLT) for a home mover, £10,000 for a first-time buyer and £40,000 if you will own more than one home. In Scotland the Land and Buildings Transaction Tax (LBTT) is £23,350; in Wales the Land Transaction Tax (LTT) is £18,000. Residential rates in force on 18 October 2026, worked out band by band.
Quick answer
| At £500,000 | England & NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Home mover, or your only home | £15,000 3% effective | £23,350 4.67% effective | £18,000 3.6% effective |
| First-time buyer | £10,000 2% effective | £22,750 4.55% effective; saves £600 | £18,000 3.6% effective; no first-time buyers' relief in Wales |
| Additional property (second home, buy-to-let) | £40,000 8% effective | £63,350 12.67% effective; incl. £40,000 ADS | £42,450 8.49% effective |
| Non-UK resident, home mover | £25,000 5% effective; incl. £10,000 surcharge | No surcharge in Scotland | No surcharge in Wales |
Rates from GOV.UK, HMRC, Revenue Scotland and the Welsh Revenue Authority, checked 18 October 2026. Rules can change and depend on your circumstances.
Band by band
Each slice of the price is taxed at its own rate and the slices are added up. Effective rate = tax ÷ price.
SDLT (England and Northern Ireland): home mover or only home
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £125,000 | 0% | £125,000 | £0.00 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500.00 |
| £250,001 to £925,000 | 5% | £250,000 | £12,500.00 |
| Total | 3% effective | £15,000.00 |
SDLT: first-time buyer
No SDLT on the first £300,000, 5% on the rest up to £500,000.
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £300,000 | 0% | £300,000 | £0.00 |
| £300,001 to £500,000 | 5% | £200,000 | £10,000.00 |
| Total | 2% effective | £10,000.00 |
SDLT: additional property and non-UK resident
Higher rates for additional properties: the standard rates plus 5%, on a price of £40,000 or more.
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £125,000 | 5% | £125,000 | £6,250.00 |
| £125,001 to £250,000 | 7% | £125,000 | £8,750.00 |
| £250,001 to £925,000 | 10% | £250,000 | £25,000.00 |
| Total | 8% effective | £40,000.00 |
Non-UK resident (fewer than 183 days in the UK in the last 12 months): 2% on top of every rate. Home mover: £25,000; first-time buyer: £20,000; additional property: £50,000.
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £125,000 | 2% | £125,000 | £2,500.00 |
| £125,001 to £250,000 | 4% | £125,000 | £5,000.00 |
| £250,001 to £925,000 | 7% | £250,000 | £17,500.00 |
| Total | 5% effective | £25,000.00 |
LBTT (Scotland): home mover or only home
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £145,000 | 0% | £145,000 | £0.00 |
| £145,001 to £250,000 | 2% | £105,000 | £2,100.00 |
| £250,001 to £325,000 | 5% | £75,000 | £3,750.00 |
| £325,001 to £750,000 | 10% | £175,000 | £17,500.00 |
| Total | 4.67% effective | £23,350.00 |
LBTT: first-time buyer and additional property
First-time buyer relief raises the nil-rate band to £175,000 (worth up to £600). Here it saves £600.
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £175,000 | 0% | £175,000 | £0.00 |
| £175,001 to £250,000 | 2% | £75,000 | £1,500.00 |
| £250,001 to £325,000 | 5% | £75,000 | £3,750.00 |
| £325,001 to £750,000 | 10% | £175,000 | £17,500.00 |
| Total | 4.55% effective | £22,750.00 |
Additional property: LBTT at the normal rates plus the Additional Dwelling Supplement of 8% of the whole price.
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £145,000 | 0% | £145,000 | £0.00 |
| £145,001 to £250,000 | 2% | £105,000 | £2,100.00 |
| £250,001 to £325,000 | 5% | £75,000 | £3,750.00 |
| £325,001 to £750,000 | 10% | £175,000 | £17,500.00 |
| Additional Dwelling Supplement: 8% of the whole £500,000 | 8% | £500,000 | £40,000.00 |
| Total | 12.67% effective | £63,350.00 |
LTT (Wales): main residential rates
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £225,000 | 0% | £225,000 | £0.00 |
| £225,001 to £400,000 | 6% | £175,000 | £10,500.00 |
| £400,001 to £750,000 | 7.5% | £100,000 | £7,500.00 |
| Total | 3.6% effective | £18,000.00 |
LTT: higher residential rates (additional property)
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £180,000 | 5% | £180,000 | £9,000.00 |
| £180,001 to £250,000 | 8.5% | £70,000 | £5,950.00 |
| £250,001 to £400,000 | 10% | £150,000 | £15,000.00 |
| £400,001 to £750,000 | 12.5% | £100,000 | £12,500.00 |
| Total | 8.49% effective | £42,450.00 |
£500,000 compared with nearby prices
Above £500,000, each extra £1,000 adds £50 of SDLT for a home mover (the 5% band). Negotiating the price down saves tax at that same rate.
| Price | SDLT home mover | SDLT first- time buyer | SDLT additional | LBTT (Scotland) | LTT (Wales) |
|---|---|---|---|---|---|
| £450,000 | £12,500 | £7,500 | £35,000 | £18,350 | £14,250 |
| £475,000 | £13,750 | £8,750 | £37,500 | £20,850 | £16,125 |
| £500,000 | £15,000 | £10,000 | £40,000 | £23,350 | £18,000 |
| £525,000 | £16,250 | £16,250 (no relief) | £42,500 | £25,850 | £19,875 |
| £550,000 | £17,500 | £17,500 (no relief) | £45,000 | £28,350 | £21,750 |
Change the details
The calculator starts at £500,000. Pick Scotland or Wales, a first-time buyer or an additional property, or change the price.
Residential property bought by individuals. Freehold, or the premium of an existing lease. The non-UK resident surcharge applies only in England and Northern Ireland.
- Property price£0
- SDLT for your case£0
- Effective rate0%
- Home mover / only home£0
- First-time buyer£0
- Additional property£0
Your SDLT, band by band
Each slice of the price is taxed at its own rate; the total is the sum of the slices.
| Portion of the price | Rate | Amount in this band | Tax |
|---|
SDLT at common prices
Same rates as the calculator. "n/a" means first-time buyer relief can't be claimed (price over £500,000).
| Price | Home mover | First-time buyer | Additional property |
|---|
See the formula with your own numbers
These update live from the calculator inputs above.
Open the full calculator with £500,000 First-time buyer at £500,000
Stamp duty at other prices
£200,000 · £250,000 · £300,000 · £350,000 · £400,000 · £450,000 · £500,000 · £600,000 · £750,000 · £1,000,000
Questions about stamp duty on £500,000
How much stamp duty is there on a £500,000 house?
In England or Northern Ireland a home mover pays £15,000 SDLT on £500,000, an effective rate of 3%. Band by band: 0% on £125,000 = £0; 2% on £125,000 = £2,500; 5% on £250,000 = £12,500.
Do first-time buyers pay stamp duty on £500,000?
Yes: £10,000 SDLT, because first-time buyers pay nothing on the first £300,000 and 5% on the rest up to £500,000. That saves £5,000 against the standard rates. In Scotland a first-time buyer pays £22,750 LBTT; there's no first-time buyers' relief in Wales, so it is £18,000 LTT.
How much stamp duty is there on a £500,000 second home or buy-to-let?
£40,000 SDLT in England or Northern Ireland at the higher rates (£25,000 more than a home mover). In Scotland £63,350 (£23,350 LBTT plus the £40,000 Additional Dwelling Supplement); in Wales £42,450 LTT at the higher residential rates.
Is the tax on £500,000 cheaper in England, Scotland or Wales?
For a home mover: £15,000 SDLT in England or Northern Ireland, £23,350 LBTT in Scotland and £18,000 LTT in Wales, so England or Northern Ireland (SDLT) is cheapest at this price. The order changes with the price because each nation has its own bands.
Method & sources
- Calculation: every figure on this page comes from the same tested engine as the stamp duty calculator. The price is split into the official bands and each slice is taxed at its rate. SDLT first-time buyer rates apply only at £500,000 or less; the higher rates, the ADS and the non-resident surcharge only at £40,000 or more. The non-resident surcharge adds 2% to every SDLT rate; the ADS is 8% of the whole price. Residential purchases by individuals.
- SDLT standard and first-time buyer rates: GOV.UK — gov.uk/stamp-duty-land-tax/residential-property-rates. Higher rates: HMRC — buying an additional residential property. Non-UK residents: HMRC — rates for non-UK residents.
- LBTT: Revenue Scotland — residential property rates, first-time buyer relief (LBTT3048) and the Additional Dwelling Supplement.
- LTT: Welsh Revenue Authority — gov.wales/land-transaction-tax-rates-and-bands and the higher rates overview; no first-time buyers' relief in Wales: Land Transaction Tax overview.
- All sources checked 18 October 2026. Reviewed: .
Educational estimate only, not personal financial, legal or tax advice. Rules can change and depend on your circumstances; your conveyancer files the return. Check with HMRC, Revenue Scotland or the Welsh Revenue Authority before you rely on a figure.