Home mover
£14,500
3% of the price
Stamp Duty on a £490,000 Property in England & Northern Ireland (2026)
£14,500
Stamp Duty Land Tax (SDLT) on a £490,000 property for a home mover or single-property buyer. Effective rate 3%. Source: HMRC.
First-time buyer
£9,500
Saves £5,000
Additional property
£39,000
£24,500 more than a home mover
Non-UK resident
£24,300
£9,800 surcharge
You are close to the first-time buyer cliff. Relief runs out above £500,000. Paying £500,001 instead of £500,000 would cost an extra £5,000 in tax, because the relief is withdrawn in full rather than tapered.
How the £14,500 is built up
| Portion of the price | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 to £125,000 | 0% | £125,000 | £0 |
| £125,000 to £250,000 | 2% | £125,000 | £2,500 |
| £250,000 to £490,000 | 5% | £240,000 | £12,000 |
| Total | £14,500 | ||
What each type of buyer pays
| Buyer | Tax | Effective rate | Why |
|---|---|---|---|
| Home mover or only property | £14,500 | 3% | Standard rates |
| First-time buyer | £9,500 | 1.9% | Relief rates apply |
| Additional property or second home | £39,000 | 8% | Higher-rate table |
| Non-UK resident, home mover | £24,300 | 5% | Adds 2 percentage points to every band |
Work out a different price
£14,500
SDLT on a £490,000 property in England & Northern Ireland. That is an effective rate of 3%.
The same property in the other UK nations
| Nation | Tax | Home mover pays | Difference |
|---|---|---|---|
| England & Northern Ireland | SDLT | £14,500 | - |
| Scotland | LBTT | £22,350 | +7,850 |
| Wales | LTT | £17,250 | +2,750 |
Full £490,000 comparison across England, Scotland and Wales, for every buyer type
Common questions
How much stamp duty do I pay on a £490,000 property in England & Northern Ireland?
£14,500 if you are a home mover or this is your only property. A first-time buyer pays £9,500. An additional property or second home costs £39,000.
What is the tax called in England & Northern Ireland?
Stamp Duty Land Tax (SDLT), collected by HM Revenue & Customs. People commonly call all of the UK's property purchase taxes "stamp duty", but England & Northern Ireland uses SDLT.
Why is the additional property figure so much higher?
England & Northern Ireland applies a separate higher-rate table to additional properties, charging more in every band. It applies where the price is £40,000 or more.
Source: HMRC. Rates effective from 1 April 2025, verified 9 August 2026. Figures are computed from the published rate tables and checked against HMRC’s own calculator.