How much stamp duty on a £1,000,000 house?

On a £1,000,000 home in England or Northern Ireland in 2026, stamp duty is £43,750 for a standard home mover, £43,750 for a first-time buyer, and £93,750 for an additional property (buy-to-let or second home). Non-UK residents add 2% to every band.

Do first-time buyers pay stamp duty on a £1,000,000 home?

Yes — the FTB relief disappears above £500,000, so first-time buyers pay £43,750 on a £1,000,000 home (the same as a standard mover).

What's the additional property surcharge on £1,000,000?

Buying a £1,000,000 home as an additional property (second home or buy-to-let) attracts £93,750 of SDLT — that's £50,000 more than the standard rate. The 5% additional-property surcharge applies above the £40,000 entry threshold and stacks on every band.

When is stamp duty paid on a £1,000,000 purchase?

Stamp duty is due within 14 days of completion. Your conveyancer typically files the SDLT return and pays HMRC from completion funds on your behalf. Late filing attracts a £100 penalty plus interest on unpaid duty.

Stamp Duty on a £1,000,000 House

What you'll pay in 2026 — for each buyer type, with the full band-by-band maths.

SDC Maintained by the Stamp Duty Calculator editorial team. · Calculated against HMRC published SDLT rates from 1 April 2025. Last verified 25 May 2026.

On a £1,000,000 home purchase in England or Northern Ireland in 2026, Stamp Duty Land Tax (SDLT) ranges from £43,750 (first-time buyer) through £43,750 (standard home mover) to £93,750 (additional property / buy-to-let). The exact figure depends on who you are and what you're buying.

The headline numbers at £1,000,000

Buyer type	SDLT	Effective rate
First-time buyer	£43,750	4.38%
Standard home mover	£43,750	4.38%
Additional property (2nd home / BTL)	£93,750	9.38%

Non-UK residents add 2% to every band in any of the categories above.

First-time buyer at £1,000,000

First-time buyer relief does not apply above £500,000. At £1,000,000 the FTB pays the standard £43,750.

Band-by-band: 0% on the first £125,000 (band £0–£125,000) = £0 · 2% on the next £125,000 (band £125,000–£250,000) = £2,500 · 5% on the next £675,000 (band £250,000–£925,000) = £33,750 · 10% on the next £75,000 (band £925,000–£1,000,000) = £7,500. Total: £43,750.

Standard home mover at £1,000,000

For a home mover replacing their only or main residence:

Additional property at £1,000,000

For a buy-to-let, second home, or any purchase where the buyer will own another residential property at the end of the day of completion:

Band-by-band: 5% on the first £125,000 (band £0–£125,000) = £6,250 · 7.000000000000001% on the next £125,000 (band £125,000–£250,000) = £8,750 · 10% on the next £675,000 (band £250,000–£925,000) = £67,500 · 15% on the next £75,000 (band £925,000–£1,000,000) = £11,250. Total: £93,750.

That's £50,000 more than the standard rate. The 5% additional-property surcharge stacks on every band above the £40,000 entry threshold.

Who typically buys at £1,000,000?

Premium properties in central London, the Home Counties, or large country homes. The 10% standard rate kicks in above £925,000, materially raising the marginal SDLT.

Buyer profile at £1,000,000

£1,000,000 is a common purchase price for senior families at the "million-pound market" tier, and prime London-based downsizers, particularly in Prime London Zone 1-2, prime central Cambridge, prime Bath, prime Edinburgh new town. Typical property stock at this price includes four-bed prime London flats, prime central Bath townhouses, five-bed detached in prime commuter belt. On the financing side, a 65% LTV mortgage of £650,000 at 4.4% over 25 years costs about £3,577/month, and a 35% deposit is £350,000; universally equity or family-funded at this tier.

Practical wisdom at this price point: The £1M mark is the "prime property" psychological threshold. Marketing sub-£1m for a home worth £1m-£1.1m is common estate-agent practice because sub-£1m listings receive materially more search traffic. If you are selling near this threshold, list at £995k or £999k; if you are buying, be aware many "£995k" homes are worth £1.05m and will negotiate up.

Threshold context at this price

£925,000: the standard rate moves from 5% to 10%.

Beyond SDLT: the total cost to complete

SDLT is the biggest single tax but not the only cost. At £1,000,000, budget for:

Conveyancing legal fees: £2,500–£3,500.
Local-authority searches: ~£320.
Survey (RICS Level 2 HomeBuyer): £900–£1,300.
Mortgage product/arrangement fee: £0–£2,000 (often ~£999).
Mortgage valuation: ~£300 (sometimes waived).
Removals: £3,000–£4,500.
Land Registry registration: £295.
Buildings insurance from exchange: ~£280/year.

Use the home buying cost calculator for an itemised total at this price.

Calculate variations

To model a different price, buyer type or scenario:

Main SDLT calculator — any price, any buyer type
First-time buyer calculator — FTB-specific with relief logic
Buy-to-let calculator — includes the 5% surcharge
Second home calculator — additional-property treatment
Non-UK resident calculator — additional 2% surcharge
Home buying cost calculator — SDLT plus all other fees