Stamp duty on a £500,000 property

See SDLT on a £500,000 purchase for home movers, first-time buyers, and additional-property buyers in England and Northern Ireland.

Stamp duty to pay

£15,000

Based on a £500,000 property as a home mover

Total cost £515,000

Effective rate 3.00%

Tax-free portion £125,000

Buyer type Home mover

Tax band breakdown

Band	Rate	Tax due
£0 – £125k	Tax-free	£0
£125k – £250k	2%	£2,500
£250k – £925k	5%	£12,500
£925k – £1.5m	10%	£0
Over £1.5m	12%	£0
Total stamp duty		£15,000

What this means for you

You will pay £15,000 in stamp duty on a £500,000 property as a home mover.

That works out to an effective rate of 3.00%, 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 £500,000 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.	£15,000	3.00%	£515,000
First-time buyer Includes first-time buyer relief.	£10,000	2.00%	£510,000
Additional property Includes the additional property surcharge.	£40,000	8.00%	£540,000

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.

On this page, the property price anchor is £500,000. The calculator stays fully editable, but the title, comparison table, and copy all use that figure as the canonical search target.

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.

What £500,000 means for stamp duty

At £500,000, the standard home-mover SDLT bill comes out at about £15,000. That is the baseline most searchers mean when they ask how much stamp duty applies at this property price.

If every buyer qualifies as a first-time buyer, the bill drops to about £10,000. That gap is why prices around £500,000 are often searched both with and without first-time buyer wording.

Below the top SDLT thresholds, the main planning question is usually whether the buyer qualifies for first-time buyer relief or the additional-property surcharge.