On a £450,000 home purchase in England or Northern Ireland in 2026, Stamp Duty Land Tax (SDLT) ranges from £7,500 (first-time buyer) through £12,500 (standard home mover) to £35,000 (additional property / buy-to-let). The exact figure depends on who you are and what you're buying.

The headline numbers at £450,000

Buyer type	SDLT	Effective rate
First-time buyer	£7,500	1.67%
Standard home mover	£12,500	2.78%
Additional property (2nd home / BTL)	£35,000	7.78%

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

First-time buyer at £450,000

First-time buyers save £5,000 versus a standard home mover at this price. The relief covers the first £300,000 in full; 5% applies on the slice above.

Band-by-band: 0% on the first £300,000 (band £0–£300,000) = £0 · 5% on the next £150,000 (band £300,000–£450,000) = £7,500. Total: £7,500.

Standard home mover at £450,000

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 £200,000 (band £250,000–£450,000) = £10,000. Total: £12,500.

Additional property at £450,000

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 £200,000 (band £250,000–£450,000) = £20,000. Total: £35,000.

That's £22,500 more than the standard rate. The 5% additional-property surcharge stacks on every band above the £40,000 entry threshold.

Who typically buys at £450,000?

First-time buyers in London and the wider South East, upsizers moving for school catchments, and the upper end of the FTB SDLT-relief zone before the cliff edge at £500,000.

Threshold context at this price

• At this price point you're already past the main SDLT step changes; the marginal rate is stable for most of the typical price-negotiation range.

Beyond SDLT: the total cost to complete

SDLT is the biggest single tax but not the only cost. At £450,000, budget for:

• Conveyancing legal fees: £1,400–£1,800.
• Local-authority searches: ~£320.
• Survey (RICS Level 2 HomeBuyer): £700–£900.
• Mortgage product/arrangement fee: £0–£2,000 (often ~£999).
• Mortgage valuation: ~£300 (sometimes waived).
• Removals: £1,500–£2,200.
• Land Registry registration: £150.
• 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.