Stamp duty on £650,000
Stamp duty on a £650,000 home in England is £22,500 if you are moving home and £55,000 for a second home or buy-to-let. Scotland and Wales compared, with the full workings.
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How much stamp duty on £650,000?
If you buy a £650,000 home in England or Northern Ireland and you are moving home, the Stamp Duty Land Tax is £22,500, 3.46% of the price. First-time buyer relief stops at £500,000, so a first-time buyer pays the same. Buying it as a second home or buy-to-let costs £55,000.
Stamp duty on £650,000 in England, Scotland and Wales
| Where | Moving home | First-time buyer | Additional property |
|---|---|---|---|
| England or Northern Ireland Stamp Duty Land Tax | £22,500 | £22,500 | £55,000 |
| Scotland Land and Buildings Transaction Tax | £38,350 | £37,750 | £90,350 |
| Wales Land Transaction Tax | £29,250 | £29,250 | £61,200 |
Wales has no separate first-time buyer relief, but no tax is due on the first £225,000 for anyone buying their only home. Scotland’s first-time buyer relief raises the tax-free band from £145,000 to £175,000, saving up to £600, with no price limit.
How the £650,000 figure is worked out
Stamp duty is charged in slices, like income tax: each rate only applies to the part of the price that falls in its band.
| Part of the price | Rate | Tax |
|---|---|---|
| First £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £650,000 | 5% | £20,000 |
| Total | 3.46% overall | £22,500 |
| Part of the price | Rate | Tax |
|---|---|---|
| First £125,000 | 5% | £6,250 |
| £125,000 to £250,000 | 7% | £8,750 |
| £250,000 to £650,000 | 10% | £40,000 |
| Total | 8.46% overall | £55,000 |
Other situations
- Not a UK resident: £35,500 for a main home, as a 2% surcharge applies to every band, or £68,000 if you also own another home.
- Replacing your main home: if you buy before selling and own two homes for a while, you pay the higher rate now and can claim the surcharge (£32,500 here) back if you sell your old home within 3 years.
- Buying with someone else: the tax is on the whole price, not each share. If one buyer already owns a home, the higher rate applies to the whole purchase.
When you pay
In England and Northern Ireland the return and payment are due to HMRC within 14 days of completion; in Scotland (to Revenue Scotland) and Wales (to the Welsh Revenue Authority) within 30 days. Your solicitor or conveyancer usually files the return and asks you for the money before completion, so add it to your moving budget along with legal fees and surveys.
Stamp duty on nearby prices
- Stamp duty on £575,000: £18,750
- Stamp duty on £600,000: £20,000
- Stamp duty on £625,000: £21,250
- Stamp duty on £700,000: £25,000
- Stamp duty on £750,000: £27,500
- Stamp duty on £800,000: £30,000
Rates are the residential rates in force since 1 April 2025, from GOV.UK, Revenue Scotland and the Welsh Revenue Authority. Figures are for freehold homes or the premium on a new long lease; leases can also pay tax on the rent, and mixed-use or non-residential property has different rates. For a different price, use the calculator above or the UK stamp duty calculator.
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