Stamp Duty on a £950,000 House
A standard buyer paying £950,000 for a home in England or Northern Ireland pays £38,750 in Stamp Duty Land Tax, an effective rate of 4.08% of the purchase price.
Stamp duty due at £950,000
Stamp Duty Land Tax (SDLT) due
£38,750
Effective tax rate
4.08%
Rates last updated: 1 April 2025
Tax band breakdown
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,000 – £250,000 | 2% | £2,500 |
| £250,000 – £925,000 | 5% | £33,750 |
| £925,000 – £1,500,000 | 10% | £2,500 |
How the £38,750 is worked out
SDLT is banded. Each slice of the price is charged at its own rate, so crossing a threshold never pushes the whole purchase into a higher rate. At £950,000 the slices are:
- the first £125,000 at 0% = £0
- the next £125,000 at 2% = £2,500
- the next £675,000 at 5% = £33,750
- the next £25,000 at 10% = £2,500
- total SDLT on £950,000 = £38,750
The top slice of £950,000 is charged at 10%, the band that starts at £925,000. Another £1,000 on the purchase price would add £100 to the bill.
What different buyers pay at £950,000
The same purchase attracts a different bill in England and Northern Ireland depending on who is buying and what else they own. The last column is a buyer who has not spent enough time in the UK to count as resident, which adds a surcharge on top of whichever rates apply.
| Purchase price | Standard buyer | First-time buyer | Additional property | Non-UK resident |
|---|---|---|---|---|
| £950,000 | £38,750 | £38,750 | £86,250 | £57,750 |
An additional property at £950,000 costs £86,250, £47,500 more than the standard rates, which works out at 5% of the purchase price. Stamp duty on a second home covers who counts as owning one.
First-time buyers at £950,000
- England and Northern Ireland: relief is withdrawn above £500,000, so at £950,000 a first-time buyer pays the standard £38,750.
- Scotland: a first-time buyer pays £71,750, £600 less than the standard rates. There is no upper price limit on the relief.
- Wales: no first-time buyer relief exists, so a first-time buyer pays the same £56,750 as everyone else.
£950,000 across the UK
Which tax a purchase attracts depends on where the property is, not where the buyer lives. England and Northern Ireland charge SDLT, Scotland charges LBTT and Wales charges LTT, each on its own thresholds.
| Purchase price | England and Northern Ireland | Scotland | Wales |
|---|---|---|---|
| £950,000 | £38,750 | £72,350 | £56,750 |
Cheapest to dearest at £950,000: England and Northern Ireland £38,750, Wales £56,750, Scotland £72,350.
Other prices
For a price that is not on this list, the stamp duty calculator works out any figure, in any of the four nations, with first-time buyer relief and the additional-property rates.
What these figures do not cover
Residential purchases by individuals only. Leases, multiple dwellings relief and trust purchases sit outside what the rules here model, so treat those as needing advice rather than a figure from this page. A company buying the same property is charged the additional-dwelling rates whether or not it owns another, and at £950,000 England and Northern Ireland replace those rates with a flat 17% of the whole price unless the company claims a relief: £161,500 rather than £86,250. It has its own limited company calculator. Non-residential and mixed-use property is charged from a different table and has its own commercial calculator.