£400,000 vs £500,000 Property — Stamp Duty Side by Side
Exactly how much more SDLT you pay stepping up from £400,000 to £500,000, and where the band cliffs are.
SDLT at each price
On a £400,000 property, UK Stamp Duty Land Tax is roughly £7,500 as a standard buyer. Always confirm with HMRC or your solicitor before completing.
On a £500,000 property, UK Stamp Duty Land Tax is roughly £12,500 as a standard buyer. Always confirm with HMRC or your solicitor before completing.
Full breakdowns
Where the band cliffs fall
SDLT in England and Northern Ireland is charged in slices, not as a flat percentage. The key thresholds for standard (non-FTB) purchases are: 0% to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above. Stepping from £400,000 to £500,000 stays inside the same band, which is why the marginal SDLT on the extra £100,000 can be disproportionate.
First-time buyer difference
As a first-time buyer, the £250,000 threshold rises to £425,000 and a 5% rate applies up to £625,000 (above which FTB relief is lost entirely). This can make the same £400,000 vs £500,000 comparison look completely different — see the FTB-specific answer pages for exact figures.
Additional-property surcharge
If this is a second home or buy-to-let, a 3% surcharge (expected to rise to 5% in the next budget) stacks on top of every band. On a £500,000 purchase, that adds an extra £15,000–£25,000 to the headline SDLT before any other costs.