Stamp duty on £650,000 in England & NI
SDLT for a £650,000 property in England & N. Ireland, 2026/27 rates.
How the £22,500 is worked out
Price over £500k — FTB relief withdrawn, standard rates apply.
+5% additional-property surcharge on every band (from 31 Oct 2024).
Common questions
How much stamp duty on a £650,000 house in England & NI?
For 2026/27, SDLT on a £650,000 home in England & N. Ireland is £22,500 for a home mover — an effective rate of 3.5% of the purchase price.
Do first-time buyers pay stamp duty on £650,000?
Yes. A first-time buyer pays £22,500 on a £650,000 home in England & N. Ireland.
What about a second home or buy-to-let at £650,000?
An additional property at £650,000 in England & N. Ireland attracts £55,000 in SDLT, £32,500 more than a main residence.
Same price elsewhere — and what you'd need to earn
Compare £650,000 in Scotland or £650,000 in Wales. At a typical 4.5× income multiple, a £650,000 purchase needs a salary around £145,000 — see what £145,000 takes home after tax.
Estimate for 2026/27. Not financial advice.