How much stamp duty do I pay on a £450,000 house?

A standard home mover pays £12,500 in Stamp Duty (2.78% effective rate). First-time buyers pay £7,500 due to relief on purchases up to £500,000 (0% on first £300,000, 5% on next £150,000).

How much is buy-to-let stamp duty on £450,000?

For additional properties and buy-to-let, a 5% surcharge applies across all bands, making the total SDLT £35,000.

When must stamp duty on £450,000 be paid?

SDLT must be filed and paid to HMRC within 14 days of property completion.

Stamp Duty on £450,000 House (2026/27)

Stamp Duty on a £450,000 House

Standard home buyers pay £12,500 SDLT on a £450,000 property in England and Northern Ireland (2.78% effective rate).

Standard Stamp Duty

£12,500

Effective rate: 2.78%

First-Time Buyer

£7,500

Partial relief (saves £5,000)

Second Home / BTL

£35,000

Includes +5% surcharge (7.78%)

Non-UK Resident

£21,500

Includes +2% levy (4.78%)

Band-by-Band Calculation for £450,000

SDLT is calculated in stepped progressive slices across each statutory rate band:

SDLT Band	Statutory Rate	Taxable Portion	SDLT Due
Up to £125,000	0%	£125,000	£0
£125,001 to £250,000	2%	£125,000	£2,500
£250,001 to £450,000	5%	£200,000	£10,000
Total Standard SDLT Liability			£12,500

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£450,000 Mortgage & Affordability Context

Estimated 10% Deposit

£45,000

Upfront cash required

Est. Monthly Mortgage

£2,016/mo

At ~4.5% over 25 years

Household Income Needed

~£90,000/yr

At typical 4.5x lending cap

Upfront Total Cash

£57,500

10% Deposit + Standard SDLT

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