Stamp Duty on £400,000 in 2026/27
On a £400,000 home in England or Northern Ireland, someone moving home pays £10,000 in Stamp Duty Land Tax in 2026/27. A first-time buyer pays £5,000, and a buyer who will own another home pays £30,000.
Stamp Duty to pay
£10,000
That is 2.5% of the price
| Part of the price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £400,000 | 5% | £7,500 |
| Total | £10,000 |
How this was worked out
- £0 to £125,000: £125,000 × 0% = £0
- £125,000 to £250,000: £125,000 × 2% = £2,500
- £250,000 to £400,000: £150,000 × 5% = £7,500
- Total: £10,000
| Tax | Buyer | Total |
|---|---|---|
| Stamp Duty Land Tax | First-time buyer | £5,000 |
| Stamp Duty Land Tax | Moving home | £10,000 |
| Stamp Duty Land Tax | Buyer who will own more than one home | £30,000 |
| LBTT | Moving home | £13,350 |
| LTT | Moving home | £10,500 |
The tax on £400,000 is worked out in slices. Each part of £400,000 that falls in a band pays that band's rate, and the table adds the slices up to reach £10,000.
A first-time buyer at £400,000 pays £5,000, because the relief gives a larger slice at a nil rate. To pay £5,000, every buyer in a joint purchase has to be a first-time buyer, and the home has to become their main home.
A buyer who will own more than one home after buying at £400,000 usually pays the higher rates, 5% above each standard rate, which gives £30,000. Someone who sells their main home and buys a new one for £400,000 does not normally pay them, and HMRC sets time limits on that rule.
The same £400,000 home in Scotland would pay £13,350 in Land and Buildings Transaction Tax, and in Wales £10,500 in Land Transaction Tax, at the main rates for a buyer moving home. Wales has no first-time buyer relief, so a first-time buyer there also pays £10,500.
The figures for £400,000 assume a freehold or the premium on a lease, a wholly residential property and a buyer resident in the UK. A buyer who is not resident pays a further 2% on each rate, which the £400,000 figures leave out.
To try a price other than £400,000, use the Stamp Duty calculator. For a £400,000 home in Scotland or Wales, the LBTT calculator and the LTT calculator show each slice.