Stamp Duty on £500,000 House UK (2026 Calculator)
By Wealthvieu
·
Updated
Stamp duty on a £500,000 house is £3,750 for first-time buyers or £15,000 for home movers.
Stamp Duty Summary
| Buyer Type |
Stamp Duty |
Effective Rate |
| First-time buyer |
£3,750 |
0.75% |
| Home mover |
£15,000 |
3.0% |
| Second home/BTL |
£27,000 |
5.4% |
How Stamp Duty is Calculated
Home Movers (Standard Rates)
| Band |
Rate |
Taxable Amount |
Tax |
| £0 - £125,000 |
0% |
£125,000 |
£0 |
| £125,001 - £250,000 |
2% |
£125,000 |
£2,500 |
| £250,001 - £500,000 |
5% |
£250,000 |
£12,500 |
| Total |
|
|
£15,000 |
First-Time Buyers
| Band |
Rate |
Taxable Amount |
Tax |
| £0 - £425,000 |
0% |
£425,000 |
£0 |
| £425,001 - £500,000 |
5% |
£75,000 |
£3,750 |
| Total |
|
|
£3,750 |
Second Home / Buy-to-Let (3% Surcharge)
| Band |
Rate |
Taxable Amount |
Tax |
| £0 - £125,000 |
3% |
£125,000 |
£3,750 |
| £125,001 - £250,000 |
5% |
£125,000 |
£6,250 |
| £250,001 - £500,000 |
8% |
£250,000 |
£20,000 |
| Total |
|
|
£30,000 |
Total Purchase Costs at £500K
| Cost |
First-Time Buyer |
Home Mover |
| House price |
£500,000 |
£500,000 |
| Deposit (10%) |
£50,000 |
£50,000 |
| Stamp duty |
£3,750 |
£15,000 |
| Solicitor |
£2,400 |
£2,400 |
| Survey |
£800 |
£800 |
| Total upfront |
£56,950 |
£68,200 |
FTB Relief Limit Explained
At £500,000, you’re £125,000 above the full FTB relief threshold:
| Property Price |
FTB Stamp Duty |
FTB Saving vs Home Mover |
| £425,000 |
£0 |
£8,750 |
| £450,000 |
£1,250 |
£9,500 |
| £500,000 |
£3,750 |
£11,250 |
| £550,000 |
£6,250 |
£12,500 |
| £625,000 |
£10,000 |
£13,750 |
| Over £625,000 |
No relief |
£0 |
Note: FTB relief only applies on properties up to £625,000 total.
Should You Buy at £499,999?
| Price |
FTB Stamp Duty |
Difference |
| £500,000 |
£3,750 |
— |
| £499,999 |
£3,750 |
£0.05 saved |
No significant difference — the threshold isn’t at £500K.
Impact on Monthly Budget
Adding stamp duty to your mortgage costs more long-term:
| Stamp Duty |
Added to Mortgage |
Interest (5%, 25yr) |
True Cost |
| £3,750 |
£3,750 |
£2,823 |
£6,573 |
| £15,000 |
£15,000 |
£11,295 |
£26,295 |
Pay stamp duty upfront if possible to avoid extra interest.
