Stamp duty on a £2,000,000 property (12% top band)

The 12% top SDLT band applies above £1,500,000. See exact SDLT for home movers and additional-property buyers.

Stamp duty to pay

£153,750

Based on a £2,000,000 property as a home mover

Total cost £2,153,750

Effective rate 7.69%

Tax-free portion £125,000

Buyer type Home mover

Tax band breakdown

10%

12%

Band	Rate	Tax due
£0 – £125k	Tax-free	£0
£125k – £250k	2%	£2,500
£250k – £925k	5%	£33,750
£925k – £1.5m	10%	£57,500
Over £1.5m	12%	£60,000
Total stamp duty		£153,750

What this means for you

You will pay £153,750 in stamp duty on a £2,000,000 property as a home mover.

That works out to an effective rate of 7.69%, because only the slice above each threshold is taxed at that band’s rate.

Stamp duty rates are for England and Northern Ireland from 1 April 2026. Scotland uses Land and Buildings Transaction Tax; Wales uses Land Transaction Tax. Figures are estimates only.

Compare buyer types

Stamp duty on £2,000,000 by buyer type

The property price stays fixed here while the buyer profile changes, so you can compare standard SDLT, first-time buyer relief, and additional-property surcharge outcomes.

Buyer type	Stamp duty	Effective rate	Total purchase cost
Home mover Standard SDLT rates.	£153,750	7.69%	£2,153,750
First-time buyer Relief no longer applies at this price.	£153,750	7.69%	£2,153,750
Additional property Includes the additional property surcharge.	£253,750	12.69%	£2,253,750

How SDLT works at this property price

Stamp Duty Land Tax uses slices of the property price rather than one flat rate. That means the amount above each threshold is what changes the bill, not the whole purchase price.

All figures on this page assume a property price of £2,000,000. You can change the price or buyer type using the calculator above.

Why buyer type still matters

The slug only tracks property price because that is what people usually search. But SDLT can change sharply between a standard home move, a qualifying first-time purchase, and an additional property purchase at the same price.

That is why the calculator above keeps buyer type editable and the comparison table shows all three views side by side.

Thresholds to watch

For many buyers, the most important SDLT thresholds are around £250,000, £500,000, and £925,000. Crossing one of those points can change both the tax due and the upfront cash required on completion.

That is why nearby price pages are often useful when negotiating a purchase price or testing affordability.

Stamp duty in the 12% top band: £2,000,000

At £2,000,000, the home-mover SDLT bill is about £153,750. The 12% top band applies on the slice above £1,500,000.

Each additional £100,000 of purchase price above £1,500,000 adds £12,000 in stamp duty - the steepest band in the SDLT system.

First-time buyer relief is irrelevant at this level - it cuts out at £500,000 and never returns. Only buyer category matters: home mover or additional-property.

Buyers at this price often model SDLT alongside the rest of completion costs, because the upfront cash needed can move the deal more than the mortgage rate does.