Stamp Duty on a £2,000,000 House (2026/27)
Buying a £2,000,000 home in England or Northern Ireland costs £153,750 in Stamp Duty Land Tax for a home mover.
| Buyer | England and N. Ireland (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Home mover | £153,750 | £198,350 | £171,750 |
| First-time buyer | £153,750 | £197,750 | £171,750 |
| Second home or buy-to-let | £253,750 | £358,350 | £271,200 |
First-time buyer relief is not available above £500,000, so the standard rate applies. Wales has no first-time buyer relief, so first-time buyers pay the standard Welsh rates. Scotland's first-time buyer figure uses the £175,000 relief band.
Change the price or buyer type
How the stamp duty on £2,000,000 is worked out (England)
| Band | Taxable amount | Rate | Tax |
|---|---|---|---|
| £0 to £125,000 | £125,000 | 0% | £0 |
| £125,000 to £250,000 | £125,000 | 2% | £2,500 |
| £250,000 to £925,000 | £675,000 | 5% | £33,750 |
| £925,000 to £1,500,000 | £575,000 | 10% | £57,500 |
| £1,500,000 to and over | £500,000 | 12% | £60,000 |
| Total | £2,000,000 | 7.69% | £153,750 |
The tax is 7.69% of the price overall. Over £925,000 the 10% band applies.
Second homes and buy-to-let
In England and Northern Ireland, buying an additional home adds a 5% surcharge to every band, so £2,000,000 costs £253,750 instead of £153,750. In Scotland the Additional Dwelling Supplement is 8% of the whole price (£160,000 here). In Wales higher rates apply to every band.
Nearby prices
| Price | England mover | England first-time buyer | England second home |
|---|---|---|---|
| £1,250,000 | £68,750 | £68,750 | £131,250 |
| £1,500,000 | £93,750 | £93,750 | £168,750 |
Rates are those in force for 2026/27. Sources: GOV.UK, Revenue Scotland and GOV.WALES. Read how we check our figures. Planning the purchase? Try the mortgage calculator.
Frequently asked questions
How much is stamp duty on a £2,000,000 house?
In England and Northern Ireland a home mover pays £153,750 on £2,000,000. A first-time buyer pays £153,750. In Scotland the Land and Buildings Transaction Tax is £198,350, and in Wales Land Transaction Tax is £171,750.
How much is stamp duty on a £2,000,000 second home?
A second home or buy-to-let in England and Northern Ireland costs £253,750 because of the 5% surcharge. In Scotland the 8% Additional Dwelling Supplement brings it to £358,350, and in Wales the higher rates give £271,200.
When do I pay stamp duty?
Within 14 days of completion in England and Northern Ireland. Your solicitor normally pays it for you and includes it in their completion statement.
Is stamp duty paid on the whole price?
No. Each rate applies only to the slice of the price within its band, so the amount rises gradually as the price goes up.
Figures are for the 2026/27 tax year from official sources and are estimates for guidance only, not financial or legal advice. Printed from ukanswers.co.uk.