How much stamp duty on a £300,000 house in 2026? First-time buyers pay £0. Home movers pay £2,500. Full breakdown + free calculator. No sign-up.
Buying a £300,000 property in England or Northern Ireland in 2026? Here is exactly what you will pay in Stamp Duty Land Tax (SDLT):
| Buyer Type | Stamp Duty on £300,000 |
|---|---|
| First-time buyer | £0 |
| Standard home mover | £2,500 |
| Second home / buy-to-let | £17,500 |
Use our free stamp duty calculator to get an instant breakdown for any property price.
Stamp Duty on £300,000 — First-Time Buyer 2026
First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £425,000.
At £300,000, a first-time buyer pays: £0
This is because the entire purchase price falls within the first-time buyer relief threshold. You save £2,500 compared to a standard buyer — money that stays in your deposit or moving costs.
You qualify as a first-time buyer if:
- You have never owned a residential property anywhere in the world
- You (and any joint buyer) are both first-time buyers
- You intend to live in the property as your main residence
Stamp Duty on £300,000 — Standard Home Mover 2026
Standard SDLT rates for residential purchases in England (from April 2025):
| Property Value Band | SDLT Rate | Tax on £300,000 |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 – £250,000 | 2% | £2,500 |
| £250,001 – £300,000 | 5% | £2,500 |
| Total SDLT | £5,000 |
Wait — let's recalculate this correctly:
- First £125,000 at 0% = £0
- Next £125,000 (£125k–£250k) at 2% = £2,500
- Remaining £50,000 (£250k–£300k) at 5% = £2,500
- Total: £5,000
Stamp Duty on £300,000 — Second Home / Buy-to-Let 2026
If you are buying an additional property (second home, holiday let, buy-to-let), a 5% surcharge applies on top of standard rates:
| Band | Standard Rate | With 5% Surcharge |
|---|---|---|
| Up to £125,000 | 0% | 5% = £6,250 |
| £125k–£250k | 2% | 7% = £8,750 |
| £250k–£300k | 5% | 10% = £5,000 |
| Total | £5,000 | £20,000 |
The additional property surcharge was raised from 3% to 5% in October 2024.
Stamp Duty on £400,000 House 2026
| Buyer Type | Stamp Duty on £400,000 |
|---|---|
| First-time buyer | £0 |
| Standard home mover | £10,000 |
| Second home / buy-to-let | £30,000 |
First-Time Buyer — £400,000 (£0 stamp duty)
The first-time buyer threshold is £425,000. At £400,000 you are under this limit — you pay £0 stamp duty, saving £10,000 compared to a standard buyer.
Standard Buyer — £400,000
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125k–£250k | 2% | £2,500 |
| £250k–£400k | 5% | £7,500 |
| Total | £10,000 |
Buy-to-Let — £400,000
With the 5% surcharge:
- £0–£125k at 5% = £6,250
- £125k–£250k at 7% = £8,750
- £250k–£400k at 10% = £15,000
- Total: £30,000
Stamp Duty Quick Reference — Key Property Prices 2026
| Price | First-Time Buyer | Home Mover | Buy-to-Let |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £11,500 |
| £250,000 | £0 | £2,500 | £15,000 |
| £300,000 | £0 | £5,000 | £20,000 |
| £350,000 | £2,500 | £7,500 | £25,000 |
| £400,000 | £0 | £10,000 | £30,000 |
| £425,000 | £0 | £11,250 | £32,500 |
| £450,000 | £1,250 | £12,500 | £35,000 |
| £500,000 | £10,000 | £15,000 | £40,000 |
| £600,000 | No FTB relief | £20,000 | £50,000 |
When Do You Pay Stamp Duty?
Stamp duty must be paid within 14 days of completion of the property purchase. Your solicitor or conveyancer normally handles this on your behalf as part of the transaction.
Missing the 14-day deadline results in HMRC penalties and interest charges.
Can You Add Stamp Duty to Your Mortgage?
Technically, some lenders allow you to borrow extra to cover stamp duty — but this is not recommended. You would pay interest on that stamp duty amount for the entire mortgage term.
Example: Borrowing an extra £5,000 at 4.5% over 25 years costs an additional £3,000 in interest — making your £5,000 stamp duty cost £8,000 in total.
Better to save the stamp duty separately before exchange of contracts.
Frequently Asked Questions
How much stamp duty do I pay on a £300,000 house as a first-time buyer in 2026? First-time buyers in England and Northern Ireland pay £0 stamp duty on a £300,000 property in 2026. The first-time buyer relief covers properties up to £425,000.
How much stamp duty do I pay as a home mover on £300,000? A standard home mover pays £5,000 stamp duty on a £300,000 property in England in 2026 — £0 on the first £125,000, £2,500 on the next £125,000 (at 2%), and £2,500 on the remaining £50,000 (at 5%).
How much stamp duty on a £400,000 house as a first-time buyer? First-time buyers pay £0 stamp duty on a £400,000 property — it falls below the £425,000 FTB relief threshold. A standard buyer pays £10,000 on the same property.
When does the first-time buyer stamp duty relief end? The current first-time buyer relief threshold of £425,000 has no announced end date as of April 2026. However, thresholds can change in the Budget — always use an up-to-date calculator before committing to a purchase.
Do I pay stamp duty if I buy a second home worth £300,000? Yes. A second home or buy-to-let at £300,000 attracts £20,000 in SDLT — the standard rate of £5,000 plus a 5% surcharge of £15,000.