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Stamp duty on a £425,000 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 £425,000 home in England or Northern Ireland is £11,250 if you are moving home (2.65% of the price). A first-time buyer pays £6,250, saving £5,000. For an additional property it is £32,500. In Scotland LBTT is £15,850 and in Wales LTT is £12,375.

Stamp Duty Land Tax (SDLT)

£11,250

2.65% of the price

0% on £0–£125,000
£0
2% on £125,000–£250,000
£2,500
5% on £250,000–£425,000
£8,750

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):£11,250.
  • First-time buyer (England & NI):£6,250.
  • Second home or buy-to-let (England & NI):£32,500.
  • Scotland (LBTT):£15,850; Wales (LTT): £12,375.

Stamp duty on £425,000 by buyer and nation

Home moverFirst-time buyerAdditional property
England and Northern Ireland (SDLT)£11,250£6,250£32,500
Scotland (LBTT)£15,850£15,250£49,850
Wales (LTT)£12,375£12,375£33,075

What is specific to a £425,000 purchase

  • England and Northern Ireland (SDLT): the top of the price falls in the 5% band, with £175,000 of the price above £250,000.
  • Scotland (LBTT): the top of the price falls in the 10% band, with £100,000 of the price above £325,000.
  • Wales (LTT): the top of the price falls in the 7.5% band, with £25,000 of the price above £400,000.
  • First-time buyers keep the relief up to £500,000: £75,000 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, £4,600 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 £175,000 = £8,750
  • Total: £11,250

First-time buyer: 0% on the first £300,000 = £0; 5% on the next £125,000 = £6,250. Total £6,250.

Additional property: the standard £11,250 plus 5% of the whole price (£21,250) = £32,500.

Scotland and Wales

  • Scotland (LBTT): £15,850 for a home mover, £15,250 for a first-time buyer and £49,850 with the 8% Additional Dwelling Supplement.
  • Wales (LTT): £12,375 at the main rates (also for first-time buyers) and £33,075 at the higher rates for an additional property.

Frequently asked questions

How much is stamp duty on £425,000?

£11,250 in England and Northern Ireland for a home mover, £6,250 for a first-time buyer and £32,500 for an additional property.

How much stamp duty on £425,000 for a first-time buyer?

£6,250 in England and Northern Ireland, £15,250 in Scotland and £12,375 in Wales, which has no first-time buyer relief.

Official sources