Answers · UK 2025/26
How much stamp duty on £400,000?
On a £400,000 main-residence purchase in England or Northern Ireland from April 2025, SDLT is £10,000. First-time buyers pay £5,000 (5% on the £100,000 between £300,000 and £400,000). Second-home buyers add a 5% surcharge of £20,000 for a total of £30,000.
Full answer
SDLT on £400,000 from 1 April 2025 (rUK): 0% on first £125,000 = £0; 2% on £125,001–£250,000 (£125,000) = £2,500; 5% on £250,001–£400,000 (£150,000) = £7,500. Total £10,000. First-time buyers qualifying for relief: 0% to £300,000, 5% × £100,000 = £5,000 (saving £5,000). Second-home or buy-to-let buyers add the 5% Higher Rate for Additional Dwellings surcharge to the entire price: 5% × £400,000 = £20,000, on top of the £10,000 standard SDLT, total £30,000. Scotland (LBTT on £400,000): nil to £145k + 2% × £105k + 5% × £75k + 10% × £75k = £13,350; first-time buyer relief saves £600. Wales (LTT): nil to £225k + 6% × £175k = £10,500. Always confirm the exact figure with your conveyancer — surcharges apply if either party owns another dwelling worldwide.
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This answer is informational only and does not constitute financial, tax or legal advice. Figures are for the 2025/26 UK tax year. See our methodology and sources.