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Stamp duty on a £450,000 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 £450,000 home in England or Northern Ireland is £12,500 if you are moving home (2.78% of the price). A first-time buyer pays £7,500, saving £5,000. For an additional property it is £35,000. In Scotland LBTT is £18,350 and in Wales LTT is £14,250.

Stamp Duty Land Tax (SDLT)

£12,500

2.78% of the price

0% on £0–£125,000
£0
2% on £125,000–£250,000
£2,500
5% on £250,000–£450,000
£10,000

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):£12,500.
  • First-time buyer (England & NI):£7,500.
  • Second home or buy-to-let (England & NI):£35,000.
  • Scotland (LBTT):£18,350; Wales (LTT): £14,250.

Stamp duty on £450,000 by buyer and nation

Home moverFirst-time buyerAdditional property
England and Northern Ireland (SDLT)£12,500£7,500£35,000
Scotland (LBTT)£18,350£17,750£54,350
Wales (LTT)£14,250£14,250£36,200

What is specific to a £450,000 purchase

  • England and Northern Ireland (SDLT): the top of the price falls in the 5% band, with £200,000 of the price above £250,000.
  • Scotland (LBTT): the top of the price falls in the 10% band, with £125,000 of the price above £325,000.
  • Wales (LTT): the top of the price falls in the 7.5% band, with £50,000 of the price above £400,000.
  • First-time buyers keep the relief up to £500,000: £50,000 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, £5,850 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 £200,000 = £10,000
  • Total: £12,500

First-time buyer: 0% on the first £300,000 = £0; 5% on the next £150,000 = £7,500. Total £7,500.

Additional property: the standard £12,500 plus 5% of the whole price (£22,500) = £35,000.

Scotland and Wales

  • Scotland (LBTT): £18,350 for a home mover, £17,750 for a first-time buyer and £54,350 with the 8% Additional Dwelling Supplement.
  • Wales (LTT): £14,250 at the main rates (also for first-time buyers) and £36,200 at the higher rates for an additional property.

Frequently asked questions

How much is stamp duty on £450,000?

£12,500 in England and Northern Ireland for a home mover, £7,500 for a first-time buyer and £35,000 for an additional property.

How much stamp duty on £450,000 for a first-time buyer?

£7,500 in England and Northern Ireland, £17,750 in Scotland and £14,250 in Wales, which has no first-time buyer relief.

Official sources