England and Northern Ireland rates from 1 April 2025: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above. First-time buyers pay 0% to £300,000 and 5% to £500,000, with no relief at all above £500,000 (standard rates apply to the full price). Additional properties carry a 5% surcharge on top of standard rates. Scotland (LBTT) and Wales (LTT) use different bands and aren't modeled here. Not tax advice.
How much stamp duty is due on a £1,500,000 house?
Under the April 2025 rates, a £1,500,000 purchase in England or Northern Ireland costs a home mover £93,750 in stamp duty, 6.25% of the price. On the same £1,500,000, a first-time buyer also pays £93,750, as relief ends at £500,000. As an additional property it costs £168,750, including £75,000 of 5% surcharge.
Stamp duty on £1,500,000 by buyer type
| Buyer type | Stamp duty | Effective rate | vs home mover |
|---|---|---|---|
| Home mover / standard | £93,750 | 6.25% | same |
| First-time buyer | £93,750 (no relief above £500,000) | 6.25% | same |
| Additional property | £168,750 | 11.25% | +£75,000 |
How £1,500,000 is taxed, band by band
| Band | Slice of the price | Home mover | Additional property |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0% = £0 | 5% = £6,250 |
| £125,001 to £250,000 | £125,000 | 2% = £2,500 | 7% = £8,750 |
| £250,001 to £925,000 | £675,000 | 5% = £33,750 | 10% = £67,500 |
| £925,001 to £1,500,000 | £575,000 | 10% = £57,500 | 15% = £86,250 |
| Total | £1,500,000 | £93,750 | £168,750 |
Of the £1,500,000 price, the first £125,000 is taxed at 0%, the next £125,000 at 2% (£2,500), the next £675,000 at 5% (£33,750) and the next £575,000 at 10% (£57,500).
First-time buyer relief at £1,500,000
£1,500,000 is £1,000,000 over the £500,000 ceiling, so a first-time buyer pays the full £93,750: relief is withdrawn outright above the ceiling, not tapered. Had the price been £500,000, the bill would have been £10,000.
What changes around £1,500,000
- £1,500,000 sits exactly on a band edge: the top slice is taxed at 10%, but every pound above £1,500,000 is taxed at 12%.
- At £2,000,000 the home-mover bill would be £153,750, £60,000 more than at £1,500,000.
- At £1,000,000 the home-mover bill would be £43,750, so the £500,000 step up to £1,500,000 costs £50,000 in extra stamp duty.
£1.5 million is the exact top of the 10% band: the £575,000 slice from £925,001 upwards costs £57,500, the most that band can produce. Above this every pound is taxed at 12%, so a £1.51 million price would add £1,200. Home movers pay £93,750 (6.25%); an additional property costs £168,750, an effective 11.25%.
Frequently asked questions
£93,750 at standard rates (a home mover), £93,750 for a first-time buyer because £1,500,000 is over the £500,000 relief ceiling, and £168,750 for a second home or buy-to-let.
Yes, the full £93,750. At £1,500,000 the purchase is £1,000,000 above the £500,000 limit for relief, so standard rates apply.
£75,000 extra: 5% of £1,500,000, added to the £93,750 standard bill for £168,750 in total.
At £1,510,000 a home mover would pay £94,950 (£1,200 more), a first-time buyer £94,950 (£1,200 more) and an additional-property buyer £170,450 (£1,700 more).
Other property prices
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Reviewed by Raja Jahangir · Last reviewed: October 2026