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

At £1,000,000, FTB relief no longer applies — it disappears entirely above £500,000. First-time buyers pay the same SDLT as a standard home mover.

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:

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.

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.

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

Related reading

Rates last verified against HMRC: 25 May 2026.