Answers · UK 2025/26
How much is Stamp Duty on a £700,000 house in England?
In England or Northern Ireland, SDLT on a £700,000 main home is £25,000 for 2026/27, whether or not the buyer is a first-time buyer -- first-time buyer relief only applies to purchases of £500,000 or less, so it gives no discount here.
Full answer
For a £700,000 main residence purchase in England or Northern Ireland during 2026/27, the standard SDLT bands apply: 0% on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £450,000 (£22,500), giving a total of £25,000. First-time buyer relief does not apply at all above a £500,000 purchase price -- the relief is only available if the total price is £500,000 or less, so a first-time buyer paying £700,000 pays the full standard rate from £1, exactly the same £25,000 as anyone else, receiving no discount whatsoever despite being a first-time buyer. This all-or-nothing cliff-edge at £500,000 is a well-known quirk of the English and Northern Irish first-time buyer relief: someone buying at £499,999 saves thousands of pounds, while someone buying at £500,001 gets no relief at all, even though the two purchase prices are almost identical. Anyone buying an additional property (a second home or buy-to-let) at £700,000 would face a further 5% surcharge on the whole price, adding £35,000 on top of the standard £25,000, for a total of £60,000 SDLT.
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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.