Stamp duty on a £1,000,000 property
Quick answer: stamp duty on a £1,000,000 property in 2026 is £43,750 for a standard buyer and £93,750 for a buyer of an additional property (a buy-to-let or second home). That is an effective rate of 4.38% and 9.38% respectively.
How the £1,000,000 bill is calculated
SDLT is charged in slices. Each portion of the price is taxed at the rate for its band, not one flat rate on the whole price. Standard rates:
| Portion of price | Rate | Amount taxed | SDLT |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £925,000 | 5% | £675,000 | £33,750 |
| £925,001 to £1,000,000 | 10% | £75,000 | £7,500 |
| Total stamp duty | £43,750 | ||
Every buyer type on £1,000,000
| Buyer type | Stamp duty | Effective rate | Total with purchase price |
|---|---|---|---|
| Standard buyer Replacing your main home, or buying your only property. | £43,750 | 4.38% | £1,043,750 |
| Additional property / buy-to-let 5 percentage point surcharge on every band. | £93,750 | 9.38% | £1,093,750 |
| First-time buyer No relief above £500,000, so standard rates apply. | £43,750 | 4.38% | £1,043,750 |
Band breakdown for an additional property at £1,000,000
| Portion of price | Rate | Amount taxed | SDLT |
|---|---|---|---|
| Up to £125,000 | 5% | £125,000 | £6,250 |
| £125,001 to £250,000 | 7% | £125,000 | £8,750 |
| £250,001 to £925,000 | 10% | £675,000 | £67,500 |
| £925,001 to £1,000,000 | 15% | £75,000 | £11,250 |
| Total stamp duty | £93,750 | ||
Figures use current UK SDLT residential rates for England and Northern Ireland, last verified 1 April 2025. Scotland (LBTT) and Wales (LTT) use separate systems. Rates change at Budgets, so check HMRC guidance before exchanging.
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