Stamp duty on £550,000

The short answer

Stamp duty on a £550,000 home in England is £17,500 if you’re moving home, and £17,500 for a first-time buyer.

	England and NI	Share of price
First-time buyer	£17,500	3.2%
Moving home	£17,500	3.2%
Extra home or buy-to-let	£45,000	8.2%

First-time buyers pay £17,500, the same as everyone else, because first-time buyer relief stops above £500,000.
Buying an extra home, such as a second home or buy-to-let, adds 5% of the whole price, so you’d pay £45,000.

Work out your full costs I’m a first-time buyer

Scotland and Wales

	Main home	First-time buyer
Scotland (LBTT)	£28,350	£27,750
Wales (LTT)	£21,750	£21,750

How LBTT and LTT work.

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Other prices

£400,000 £450,000 £500,000 £600,000 £700,000

Buying a buy-to-let? Landlord Sums has stamp duty and tax calculators for landlords.

Questions

How much is stamp duty on £550,000?

In England and Northern Ireland, £17,500 if you’re moving home, £17,500 for a first-time buyer, and £45,000 for an additional home, for purchases from 1 April 2025.

How much is stamp duty on £550,000 in Scotland?

Land and Buildings Transaction Tax is £28,350, or £27,750 for a first-time buyer.

How much is stamp duty on £550,000 in Wales?

Land Transaction Tax is £21,750 for a main home, whether or not you’re a first-time buyer.

Rates for homes bought from 1 April 2025. A guide, not legal advice. Your solicitor will confirm the exact amount.

Last checked against GOV.UK: 9 October 2026