Calculate Stamp Duty
£1,000,000
£
April 2025 Threshold Change The nil-rate threshold for standard purchases returned to £125,000 from 1 April 2025.
Enter your details and click Calculate Stamp Duty to see your SDLT, effective rate, and band-by-band breakdown.
Your SDLT Result
Stamp Duty Land Tax
£0
Effective rate: 0%
Effective rate
0%
Monthly equivalent
—
Tax-free portion
—
Taxable portion
—
Property price
—
Filing deadline
14 days from completion
For guidance only. Always verify SDLT liability with HMRC or a solicitor. Rates correct as of April 2025.
Total Estimated Cash at Completion (10% deposit guide)
🏠 10% Property Deposit
£35,000
🏛️ Stamp Duty Land Tax (SDLT)
£7,500
⚖️ Conveyancing & Legal Fees Compare fees →
£1,450
📋 Homebuyer Survey & Valuation
£600
💳 Mortgage Arrangement Fee Compare rates →
£999
Total Upfront Cash Needed:
£45,549
Stamp Duty on a £1,000,000 Property (2026)
A £1,000,000 property incurs stamp duty depending on your buyer status — from £43,750 for first-time buyers to £43,750 for standard movers and £93,750 for additional property / buy-to-let purchasers.
SDLT Breakdown at £1,000,000 by Buyer Type
| Band | First Time Buyer | Standard | Additional / BTL |
|---|---|---|---|
| £0 – £125,000 | £0 (0%) | £0 (0%) | £6,250 (5%) |
| £125,001 – £250,000 | £2,500 (2%) | £2,500 (2%) | £8,750 (7%) |
| Over £250,000 | £41,250 | £41,250 | £78,750 |
| Total SDLT | £43,750 | £43,750 | £93,750 |
How SDLT compares at nearby prices
| Price | FTB | Standard | Additional / BTL |
|---|---|---|---|
| £300,000 | £0 | £5,000 | £20,000 |
| £350,000 | £2,500 | £7,500 | £25,000 |
| £400,000 | £5,000 | £10,000 | £30,000 |
| £500,000 | £10,000 | £15,000 | £40,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
What Changed for £1m Buyers in 2026
First-time buyer relief does not apply at £1,000,000 (the cap is £500,000). Standard buyers, including first-time buyers, went from £41,250 under the temporary £250,000 nil-rate band to £43,750.
For additional property / buy-to-let buyers, stamp duty is £93,750 (£43,750 base SDLT + 5% surcharge), making SDLT a major upfront capital expense.
Calculate Your Full £1m Purchase Cost
- Deposit Calculator — a 10% deposit on £1m is £100,000. See how long it takes to save and which LTV tier you hit.
- Mortgage Calculator — estimate monthly repayments on a £900,000 mortgage (10% deposit) at current rates.
- Moving Costs Calculator — budget for all costs: £100,000 deposit + £43,750 standard SDLT + solicitor fees + surveys + removals.
- FTB Calculator — note that first-time buyer relief does not apply above £500,000, so the bill is the standard £43,750.
- Full SDLT Calculator — compare across all 4 UK nations and buyer types for a complete picture.
✅ SDLT calculations verified against HMRC rates, September 2026. This page is for guidance only. Your solicitor will confirm the exact SDLT due on your specific transaction.
Common Mistakes to Avoid When Buying a £1,000,000 Property
- Forgetting to budget for stamp duty on top of the purchase price. At £1,000,000, standard buyers pay £43,750 in SDLT. Failing to set this aside leaves a shortfall at completion.
- Not checking first-time buyer eligibility. First-time buyer relief does not apply above £500,000, so a first-time buyer pays the same £43,750 as a standard buyer.
- Overlooking the additional-property surcharge. If you already own another property, the higher rates take the bill from £43,750 to £93,750.
- Missing the 14-day filing deadline. The SDLT return and the tax are due within 14 days of completion. Late filing triggers an automatic £100 penalty.
Total Purchase Costs at £1,000,000 by Buyer Type
Upfront cash for a £1,000,000 purchase in England and Northern Ireland. Solicitor, survey and moving figures are illustrative, not a quote. SDLT uses current residential rates.
| Cost | First-Time Buyer | Standard Buyer | Additional Property |
|---|---|---|---|
| SDLT | £43,750 | £43,750 | £93,750 |
| Deposit (10%) | £100,000 | £100,000 | £100,000 |
| Legal fees (illustrative) | £1,500 | £1,500 | £1,800 |
| Survey (illustrative) | £500 | £500 | £500 |
| Moving costs (illustrative) | £800 | £800 | £800 |
| Total Upfront Cost | £146,550 | £146,550 | £196,850 |
Stamp Duty FAQs
Everything you need to know about SDLT rates, deadlines and reliefs for 2026.
For standard purchases in England and NI from 1 April 2025: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; 12% above £1,500,000. Additional property buyers pay a 5% surcharge on every band. Source: gov.uk/stamp-duty-land-tax
SDLT must be filed and paid within 14 days of completion. Your solicitor will usually handle this on your behalf. Failure to file on time results in automatic penalties starting at £100. Source: gov.uk/stamp-duty-land-tax
Yes. First time buyers in England and NI pay 0% on the first £300,000 and 5% on £300,001–£500,000. Above £500,000, standard rates apply and no relief is available. Source: gov.uk/stamp-duty-land-tax/first-time-buyers
An additional property is any residential property you buy when you already own another residential property anywhere in the world. A 5% surcharge applies on every band. Source: gov.uk/stamp-duty-land-tax/higher-rates
Yes — if you paid the higher rates surcharge because you hadn’t yet sold your previous main residence, you can apply to HMRC for a refund, provided you sell your previous main home within 36 months of purchasing the new one. Source: gov.uk/stamp-duty-land-tax/higher-rates
No. Scotland replaced SDLT with Land and Buildings Transaction Tax (LBTT) in 2015. The rates and bands differ from those in England and NI. Source: revenue.scot/land-buildings-transaction-tax
Yes, SDLT applies to new build purchases in the same way as any other residential property. The same rates and thresholds apply. Source: gov.uk/stamp-duty-land-tax
Non-UK residents buying residential property in England and NI pay a 2% surcharge on top of standard SDLT rates. This applies since 1 April 2021. Source: gov.uk/stamp-duty-land-tax/nonresidentssdlt
No. Wales has its own Land Transaction Tax (LTT) with a zero-rate band up to £225,000. Source: gov.wales/land-transaction-tax-guide
Missing the 14-day SDLT filing deadline triggers automatic penalties from HMRC: £100 for filing up to 3 months late; £200 for 3–12 months late; a tax-geared penalty of up to 100% for over 12 months. Source: gov.uk/stamp-duty-land-tax/penalties