Stamp Duty · 2026
Stamp duty on a £400,000 house
How much is stamp duty on a £400,000 house?
Stamp duty on a £400,000 property in England or Northern Ireland is £10,000 when moving home — an effective rate of 2.50%. First-time buyers pay £5,000, and buyers of an additional property pay £30,000 with the 5% surcharge.
Verified 12 August 2026
How it's worked out
| £0 to £125,000 at 0% | £0 |
|---|---|
| £125,000 to £250,000 at 2% | £2,500 |
| £250,000 to £925,000 at 5% | £7,500 |
| Total | £10,000 |
Stamp duty is charged in slices, like income tax — you only pay each rate on the portion of the price inside that band, not on the whole purchase.
Common questions
How much is stamp duty on a £400,000 house?
£10,000 if you're replacing your main home — an effective rate of 2.50%. First-time buyers pay £5,000, and buyers of an additional property pay £30,000 because of the 5% surcharge.
Do first-time buyers pay stamp duty on £400,000?
Yes, but less — £5,000 instead of £10,000, saving £5,000.
What is the stamp duty on a £400,000 buy-to-let?
£30,000. Additional properties carry a 5% surcharge on every band on top of the standard rates.