Stamp duty on a £550,000 house
Buying a £550,000 home in England or Northern Ireland you'll pay £17,500 stamp duty if you're moving home, £17,500 as a first-time buyer, or £45,000 on a second home or buy-to-let.
Home mover
£17,500
First-time buyer
£17,500
Second home / BTL
£45,000
Non-UK resident
£28,500
At £550,000 first-time buyer relief doesn't apply (it stops at £500,000), so first-time buyers pay the same £17,500 as everyone else.
How it's worked out (home mover)
Stamp duty is charged in slices, like income tax: each rate only applies to the part of the price in that band.
| Band | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £550,000 | 5% | £15,000 |
| Total stamp duty | 3.2% | £17,500 |
Every type of buyer
| Buyer | Stamp duty | Effective rate |
|---|---|---|
| Moving home | £17,500 | 3.2% |
| First-time buyer | £17,500 | 3.2% |
| Second home or buy-to-let (+5%) | £45,000 | 8.2% |
| Non-UK resident home mover (+2%) | £28,500 | 5.2% |
Rates for England and Northern Ireland from 1 April 2025. Scotland (LBTT) and Wales (LTT) have their own taxes.
Questions
How much is stamp duty on a £550,000 house?+
£17,500 if you're moving home (or buying with no other property). That's 3.2% of the price.
Do first-time buyers pay stamp duty on £550,000?+
At £550,000 first-time buyer relief doesn't apply (it stops at £500,000), so first-time buyers pay the same £17,500 as everyone else.
What's the stamp duty on a £550,000 second home or buy-to-let?+
£45,000. Additional properties pay an extra 5% on every band, which is £27,500 more than a home mover.
When do I pay stamp duty?+
Your solicitor or conveyancer normally files the return and pays it for you. It's due within 14 days of completion.
Estimates for information only, using 2026/27 rates. Not financial or tax advice; check your own situation with HMRC or a qualified adviser.