Buying a £450,000 house in England means paying stamp duty (Stamp Duty Land Tax, or SDLT) of £12,500 for a standard purchase. First-time buyers pay £7,500 — a saving of £5,000, and buyers adding a second property pay £35,000 due to the additional dwellings surcharge. These rates apply from April 2026.
Stamp Duty at a Glance — £450,000 House
| Buyer type | Stamp duty payable |
|---|---|
| Standard buyer (moving home) | £12,500 |
| First-time buyer | £7,500 |
| Second home / buy-to-let | £35,000 |
| Scotland (LBTT, equivalent) | £18,350 |
| Wales (LTT, equivalent) | £14,250 |
Stamp duty is paid by the buyer, not the seller. You must file and pay within 14 days of completing the purchase. Your solicitor handles this automatically as part of the conveyancing process.
Standard Stamp Duty Calculation — £450,000
The UK uses a banded SDLT system. You pay each rate only on the portion of the price that falls within each band — not on the full amount.
| Band | Rate | Amount in this band | Tax in this band |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 – £250,000 | 2% | £125,000 | £2,500 |
| £250,001 – £925,000 | 5% | £200,000 | £10,000 |
| Total | | | £12,500 |
Worked Example
A couple buying a £450,000 home as their main residence. They pay 0% on the first £125,000 (£0), 2% on the next £125,000 (£2,500), and 5% on the remaining £200,000 (£10,000). Total stamp duty: £12,500. Their solicitor collects this amount on completion day and submits the SDLT return to HMRC within 14 days.
First-Time Buyer Stamp Duty — £450,000
As a first-time buyer, you qualify for first-time buyer relief because this property is below £500,000. You pay 0% on the first £300,000, then 5% on the remaining £150,000, giving a total of £7,500 — a saving of £5,000 compared to a standard purchase.
First-Time Buyer Calculation
| Band | Rate | Amount in band | Tax |
|---|---|---|---|
| Up to £300,000 | 0% | £300,000 | £0 |
| £300,001 – £450,000 | 5% | £150,000 | £7,500 |
| Total | £7,500 |
To qualify for first-time buyer relief, all buyers on the mortgage must be purchasing their first residential property. If one buyer has previously owned a home, the relief is lost and standard rates apply in full.
Second Home and Buy-to-Let Stamp Duty — £450,000
Buying a £450,000 property as an additional residence — a second home, holiday let, or buy-to-let — attracts a 5% surcharge on top of standard rates across every band.
| Band | Standard rate | Surcharge rate | Combined | Tax |
|---|---|---|---|---|
| Up to £125,000 | 0% | +5% | 5% | £6,250 |
| £125,001 – £250,000 | 2% | +5% | 7% | £8,750 |
| £250,001 – £450,000 | 5% | +5% | 10% | £20,000 |
| Total | | | | £35,000 |
You can apply to HMRC for a refund of the 5% surcharge if you sell your previous main home within 3 years of completing the additional property purchase.
Scotland and Wales — Different Tax Systems
If you are buying in Scotland or Wales, stamp duty does not apply. Each nation has its own property transaction tax.
Scotland — Land and Buildings Transaction Tax (LBTT)
| Band | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
LBTT on a £450,000 property in Scotland: £18,350
First-time buyers in Scotland pay 0% on the first £175,000, which may reduce the bill further.
Wales — Land Transaction Tax (LTT)
| Band | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
LTT on a £450,000 property in Wales: £14,250
When Is Stamp Duty Paid?
Stamp duty is due within 14 days of completion. Your conveyancer or solicitor submits the SDLT return and payment to HMRC on your behalf, funding it from the money you transfer to them before completion. Budget for this alongside your deposit and solicitor fees.
Budgeting for a £450,000 Home — Full Cost Breakdown
| Cost | Estimated amount |
|---|---|
| Deposit (10%) | £45,000 |
| Stamp duty (standard buyer) | £12,500 |
| Solicitor / conveyancing fees | £1,500 – £2,500 |
| Survey (RICS Level 2) | £500 – £800 |
| Mortgage arrangement fee | £0 – £1,499 |
| Estimated total buying costs | £60,900 |
These are estimates. Actual costs vary by lender, location, and solicitor. Always get quotes before committing.
For more on the home buying process, see the stamp duty complete guide UK, how much deposit you need for a house, and stamp duty calculator.