# Stamp duty on a £550,000 house

> Stamp duty on a £550,000 home in England or Northern Ireland is £17,500 if you are moving home (3.18% of the price). First-time buyer relief does not apply above £500,000, so first-time buyers pay the same £17,500. For an additional property it is £45,000. In Scotland LBTT is £28,350 and in Wales LTT is £21,750.

## Key facts
- Home mover (England & NI): £17,500.
- First-time buyer (England & NI): £17,500.
- Second home or buy-to-let (England & NI): £45,000.
- Scotland (LBTT): £28,350; Wales (LTT): £21,750.

## Stamp duty on £550,000 by buyer and nation

|  | Home mover | First-time buyer | Additional property |
| --- | --- | --- | --- |
| England and Northern Ireland (SDLT) | £17,500 | £17,500 | £45,000 |
| Scotland (LBTT) | £28,350 | £27,750 | £72,350 |
| Wales (LTT) | £21,750 | £21,750 | £48,700 |

## How it is calculated (England and Northern Ireland)

- 0% on the first £125,000 = £0
- 2% on the next £125,000 = £2,500
- 5% on the next £300,000 = £15,000
- Total: £17,500

Additional property: the standard £17,500 plus 5% of the whole price (£27,500) = £45,000.

## Scotland and Wales

- Scotland (LBTT): £28,350 for a home mover, £27,750 for a first-time buyer and £72,350 with the 8% Additional Dwelling Supplement.
- Wales (LTT): £21,750 at the main rates (also for first-time buyers) and £48,700 at the higher rates for an additional property.

## Stamp duty on other prices
- [£450k stamp duty](https://www.clearpayslip.com/stamp-duty-on-450000)
- [£475k stamp duty](https://www.clearpayslip.com/stamp-duty-on-475000)
- [£500k stamp duty](https://www.clearpayslip.com/stamp-duty-on-500000)
- [£600k stamp duty](https://www.clearpayslip.com/stamp-duty-on-600000)
- [£650k stamp duty](https://www.clearpayslip.com/stamp-duty-on-650000)

- [Stamp duty calculator and rates](https://www.clearpayslip.com/stamp-duty)
- [Take-home pay calculator](https://www.clearpayslip.com)

## Frequently asked questions
### How much is stamp duty on £550,000?
£17,500 in England and Northern Ireland for a home mover, £17,500 for a first-time buyer and £45,000 for an additional property.

### How much stamp duty on £550,000 for a first-time buyer?
£17,500 in England and Northern Ireland: the relief only applies to homes up to £500,000.

### Is stamp duty charged on the whole price?
No. Each rate only applies to the part of the price inside its band, like Income Tax. The exception is the surcharge for additional properties, which is charged on the whole price.

## Official sources
- [Stamp Duty Land Tax: residential property rates (GOV.UK)](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates)
- [Higher rates of Stamp Duty Land Tax (HMRC)](https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property)
- [LBTT residential property rates and bands (Revenue Scotland)](https://revenue.scot/taxes/land-buildings-transaction-tax/residential-property)
- [Land Transaction Tax rates and bands (Welsh Government)](https://www.gov.wales/land-transaction-tax-rates-and-bands)

---
ClearPayslip · Updated on 2026-10-22 · https://www.clearpayslip.com/stamp-duty-on-550000