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 £450,000 house?
Under the April 2025 rates, a £450,000 purchase in England or Northern Ireland costs a home mover £12,500 in stamp duty, 2.78% of the price. On the same £450,000, a first-time buyer pays £7,500 after relief. As an additional property it costs £35,000, including £22,500 of 5% surcharge.
Stamp duty on £450,000 by buyer type
| Buyer type | Stamp duty | Effective rate | vs home mover |
|---|---|---|---|
| Home mover / standard | £12,500 | 2.78% | same |
| First-time buyer | £7,500 (relief applied) | 1.67% | -£5,000 |
| Additional property | £35,000 | 7.78% | +£22,500 |
How £450,000 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 | £200,000 | 5% = £10,000 | 10% = £20,000 |
| Total | £450,000 | £12,500 | £35,000 |
Of the £450,000 price, the first £125,000 is taxed at 0%, the next £125,000 at 2% (£2,500) and the remaining £200,000 at 5% (£10,000).
First-time buyer relief at £450,000
£7,500 is 5% of the £150,000 between £300,001 and £450,000; 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: £50,000.
What changes around £450,000
- From £450,000 to £925,000, £475,000 of headroom, every £1,000 more adds £50 for a home mover; the 10% rate starts at £925,001.
- At £500,000 the home-mover bill would be £15,000, £2,500 more than at £450,000.
- At £400,000 the home-mover bill would be £10,000, so the £50,000 step up to £450,000 costs £2,500 in extra stamp duty.
£450,000 is £50,000 below the first-time buyer ceiling, and that margin matters. At this price a first-time buyer pays £7,500; if the agreed price crept past £500,000, relief would disappear entirely and the bill at £500,001 would be £15,000. Anyone buying near the limit should check the final figure, including any chattels, before exchange.
Frequently asked questions
£12,500 at standard rates (a home mover), £7,500 for a first-time buyer, and £35,000 for a second home or buy-to-let.
Yes, £7,500 - the first £300,000 is 0%, and 5% applies to the £300,001–£450,000 portion. That is £5,000 less than a home mover pays.
£22,500 extra: 5% of £450,000, added to the £12,500 standard bill for £35,000 in total.
At £460,000 a home mover would pay £13,000 (£500 more), a first-time buyer £8,000 (£500 more) and an additional-property buyer £36,000 (£1,000 more).
Other property prices
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Reviewed by Raja Jahangir · Last reviewed: October 2026