Stamp duty on £400,000 in England & NI
SDLT for a £400,000 property in England & N. Ireland, 2026/27 rates.
How the £10,000 is worked out
First-time-buyer relief: 0% to £300k, 5% to £500k.
+5% additional-property surcharge on every band (from 31 Oct 2024).
Common questions
How much stamp duty on a £400,000 house in England & NI?
For 2026/27, SDLT on a £400,000 home in England & N. Ireland is £10,000 for a home mover — an effective rate of 2.5% of the purchase price.
Do first-time buyers pay stamp duty on £400,000?
Yes. A first-time buyer pays £5,000 on a £400,000 home in England & N. Ireland, £5,000 less than a home mover.
What about a second home or buy-to-let at £400,000?
An additional property at £400,000 in England & N. Ireland attracts £30,000 in SDLT, £20,000 more than a main residence.
Same price elsewhere — and what you'd need to earn
Compare £400,000 in Scotland or £400,000 in Wales. At a typical 4.5× income multiple, a £400,000 purchase needs a salary around £90,000 — see what £90,000 takes home after tax.
Estimate for 2026/27. Not financial advice.