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 £200,000 house?
Under the April 2025 rates, a £200,000 purchase in England or Northern Ireland costs a home mover £1,500 in stamp duty, 0.75% of the price. On the same £200,000, a first-time buyer pays nothing. As an additional property it costs £11,500, including £10,000 of 5% surcharge.
Stamp duty on £200,000 by buyer type
| Buyer type | Stamp duty | Effective rate | vs home mover |
|---|---|---|---|
| Home mover / standard | £1,500 | 0.75% | same |
| First-time buyer | £0 (relief applied) | 0.00% | -£1,500 |
| Additional property | £11,500 | 5.75% | +£10,000 |
How £200,000 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 | £75,000 | 2% = £1,500 | 7% = £5,250 |
| Total | £200,000 | £1,500 | £11,500 |
Of the £200,000 price, the first £125,000 is taxed at 0% and the remaining £75,000 at 2% (£1,500).
First-time buyer relief at £200,000
All £200,000 sits inside the £300,000 zero-rate slice, so a first-time buyer owes £0 and keeps the £1,500 a home mover would pay. Relief needs every buyer on the purchase to be a first-time buyer and the home to be their main residence.
What changes around £200,000
- From £200,000 to £250,000, £50,000 of headroom, every £1,000 more adds £20 for a home mover; the 5% rate starts at £250,001.
- At £250,000 the home-mover bill would be £2,500, £1,000 more than at £200,000.
- At £150,000 the home-mover bill would be £500, so the £50,000 step up to £200,000 costs £1,000 in extra stamp duty.
£200,000 sits squarely inside the 2% band, which runs from £125,001 to £250,000, so each extra £10,000 on the price adds £200 for a home mover. The £1,500 bill works out at 0.75% of the price. For a buy-to-let investor the total is £11,500, and £10,000 of that is the surcharge alone.
Frequently asked questions
£1,500 at standard rates (a home mover), £0 for a first-time buyer, and £11,500 for a second home or buy-to-let.
No - first-time buyer relief covers the full price up to £300,000, so the stamp duty is £0, a saving of £1,500 against a home mover.
£10,000 extra: 5% of £200,000, added to the £1,500 standard bill for £11,500 in total.
At £210,000 a home mover would pay £1,700 (£200 more), a first-time buyer £0 (£0 more) and an additional-property buyer £12,200 (£700 more).
Other property prices
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Reviewed by Raja Jahangir · Last reviewed: October 2026