How much stamp duty do I pay on a £490,000 house?

A standard home mover pays £14,500 in Stamp Duty (an effective rate of 2.96%). A first-time buyer pays £9,500, while a buy-to-let or second home buyer pays £39,000 (7.96%).

Do first-time buyers pay stamp duty on £490,000?

First-time buyers pay £9,500 under First-Time Buyer Relief, saving £5,000 compared to standard purchasers.

When must stamp duty on £490,000 be paid?

SDLT must be filed and paid to HMRC within 14 days of property completion. Typically, your conveyancing solicitor manages this payment.

Stamp Duty on £490,000 House (2026/27)

Band-by-Band Calculation for £490,000

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 £925,000	5%	£240,000	£12,000
Total Standard SDLT Liability			£14,500

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£490,000 Mortgage & Affordability Context

Estimated 10% Deposit

£49,000

Upfront cash required

Est. Monthly Mortgage

£2,451/mo

At ~4.5% over 25 years

Household Income Needed

~£98,000/yr

At typical 4.5x lending cap (Take-Home Pay Guide)

Upfront Total Cash

£66,499

10% Deposit + SDLT + Legal Fees

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