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 £350,000 house?
Under the April 2025 rates, a £350,000 purchase in England or Northern Ireland costs a home mover £7,500 in stamp duty, 2.14% of the price. On the same £350,000, a first-time buyer pays £2,500 after relief. As an additional property it costs £25,000, including £17,500 of 5% surcharge.
Stamp duty on £350,000 by buyer type
| Buyer type | Stamp duty | Effective rate | vs home mover |
|---|---|---|---|
| Home mover / standard | £7,500 | 2.14% | same |
| First-time buyer | £2,500 (relief applied) | 0.71% | -£5,000 |
| Additional property | £25,000 | 7.14% | +£17,500 |
How £350,000 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 | £100,000 | 5% = £5,000 | 10% = £10,000 |
| Total | £350,000 | £7,500 | £25,000 |
Of the £350,000 price, the first £125,000 is taxed at 0%, the next £125,000 at 2% (£2,500) and the remaining £100,000 at 5% (£5,000).
First-time buyer relief at £350,000
£2,500 is 5% of the £50,000 between £300,001 and £350,000; the first £300,000 is tax-free. The saving against a home mover is £5,000, available only if all buyers are first-time buyers moving in as their main home. Headroom before relief is lost: £150,000.
What changes around £350,000
- From £350,000 to £925,000, £575,000 of headroom, every £1,000 more adds £50 for a home mover; the 10% rate starts at £925,001.
- At £400,000 the home-mover bill would be £10,000, £2,500 more than at £350,000.
- At £300,000 the home-mover bill would be £5,000, so the £50,000 step up to £350,000 costs £2,500 in extra stamp duty.
At £350,000 a first-time buyer is taxed only on the £50,000 above £300,000, which is how the bill stays at £2,500 against £7,500 for a home mover. That is an effective rate of 0.71% rather than 2.14%. Both buyers sit in the 5% band at the margin, so the gap between them stays at £5,000 as the price rises.
Frequently asked questions
£7,500 at standard rates (a home mover), £2,500 for a first-time buyer, and £25,000 for a second home or buy-to-let.
Yes, £2,500 - the first £300,000 is 0%, and 5% applies to the £300,001–£350,000 portion. That is £5,000 less than a home mover pays.
£17,500 extra: 5% of £350,000, added to the £7,500 standard bill for £25,000 in total.
At £360,000 a home mover would pay £8,000 (£500 more), a first-time buyer £3,000 (£500 more) and an additional-property buyer £26,000 (£1,000 more).
Other property prices
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Reviewed by Raja Jahangir · Last reviewed: October 2026