Stamp duty on a £650,000 property (above FTB ceiling)

Above the £500,000 FTB ceiling, only home-mover and additional-property rates apply in England and Northern Ireland.

Stamp duty to pay

£22,500

Based on a £650,000 property as a home mover

Total cost £672,500

Effective rate 3.46%

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%	£20,000
£925k – £1.5m	10%	£0
Over £1.5m	12%	£0
Total stamp duty		£22,500

What this means for you

You will pay £22,500 in stamp duty on a £650,000 property as a home mover.

That works out to an effective rate of 3.46%, 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 £650,000 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.	£22,500	3.46%	£672,500
First-time buyer Relief no longer applies at this price.	£22,500	3.46%	£672,500
Additional property Includes the additional property surcharge.	£55,000	8.46%	£705,000

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.

All figures on this page assume a property price of £650,000. 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 above the FTB ceiling: £650,000

At £650,000, the home-mover bill is about £22,500. First-time buyer relief no longer applies because the purchase price exceeds £500,000.

All buyers in this range use the standard tiered rates: 0% to £125,000, 2% to £250,000, then 5% on the slice up to £925,000.

The 10% band starts at £925,000. Buyers nearing that price often check the calculator to gauge how sensitive their SDLT is to small movements in the agreed price.

Additional-property buyers add a 5% surcharge across all bands here, so a £650,000 second home costs significantly more in SDLT than a primary residence at the same price.