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Stamp duty on a £400,000 house

Reviewed by ClearPayslip editorial teamUpdated on Methodology

Calculated with official data from Stamp Duty Land Tax: residential property rates (GOV.UK) · Higher rates of Stamp Duty Land Tax (HMRC) · +2

Short answer

Stamp duty on a £400,000 home in England or Northern Ireland is £10,000 if you are moving home (2.50% of the price). A first-time buyer pays £5,000, saving £5,000. For an additional property it is £30,000. In Scotland LBTT is £13,350 and in Wales LTT is £10,500.

Stamp Duty Land Tax (SDLT)

£10,000

2.50% of the price

0% on £0–£125,000
£0
2% on £125,000–£250,000
£2,500
5% on £250,000–£400,000
£7,500

Residential purchase of a single dwelling. Excludes the 2% SDLT surcharge for non-UK residents, multiple dwellings and non-residential property. Not tax advice.

Key facts

  • Home mover (England & NI):£10,000.
  • First-time buyer (England & NI):£5,000.
  • Second home or buy-to-let (England & NI):£30,000.
  • Scotland (LBTT):£13,350; Wales (LTT): £10,500.

Stamp duty on £400,000 by buyer and nation

Home moverFirst-time buyerAdditional property
England and Northern Ireland (SDLT)£10,000£5,000£30,000
Scotland (LBTT)£13,350£12,750£45,350
Wales (LTT)£10,500£10,500£29,950

What is specific to a £400,000 purchase

  • England and Northern Ireland (SDLT): the top of the price falls in the 5% band, with £150,000 of the price above £250,000.
  • Scotland (LBTT): the top of the price falls in the 10% band, with £75,000 of the price above £325,000.
  • Wales (LTT): the top of the price falls in the 6% band, with £175,000 of the price above £225,000. The 7.5% band starts £0 higher, at £400,000.
  • First-time buyers keep the relief up to £500,000: £100,000 of headroom before the whole relief is lost.
  • For a home mover, England and Northern Ireland is the cheapest nation at this price and Scotland the dearest, £3,350 apart.

How it is calculated (England and Northern Ireland)

  • 0% on the first £125,000 = £0
  • 2% on the next £125,000 = £2,500
  • 5% on the next £150,000 = £7,500
  • Total: £10,000

First-time buyer: 0% on the first £300,000 = £0; 5% on the next £100,000 = £5,000. Total £5,000.

Additional property: the standard £10,000 plus 5% of the whole price (£20,000) = £30,000.

Scotland and Wales

  • Scotland (LBTT): £13,350 for a home mover, £12,750 for a first-time buyer and £45,350 with the 8% Additional Dwelling Supplement.
  • Wales (LTT): £10,500 at the main rates (also for first-time buyers) and £29,950 at the higher rates for an additional property.

Frequently asked questions

How much is stamp duty on £400,000?

£10,000 in England and Northern Ireland for a home mover, £5,000 for a first-time buyer and £30,000 for an additional property.

How much stamp duty on £400,000 for a first-time buyer?

£5,000 in England and Northern Ireland, £12,750 in Scotland and £10,500 in Wales, which has no first-time buyer relief.

Official sources