Stamp duty on £2,000,000

Uses the bands from 1 April 2025. Results are estimates, not tax advice.

Summary

Purchase price
£2,000,000
Bands crossed
Main: 0%, 2%, 5%, 10% and 12% bands. | Additional: 5%, 7%, 10%, 15% and 17% bands.
First‑time buyer
Not eligible above £500,000.

SDLT totals at this price

Main residence

£153,750
RatePortionTax
0%£125,000£0
2%£125,000£2,500
5%£675,000£33,750
10%£575,000£57,500
12%£500,000£60,000

First‑time buyer

£153,750
RatePortionTax
0%£125,000£0
2%£125,000£2,500
5%£675,000£33,750
10%£575,000£57,500
12%£500,000£60,000

Additional property

£253,750
RatePortionTax
5%£125,000£6,250
7%£125,000£8,750
10%£675,000£67,500
15%£575,000£86,250
17%£500,000£85,000

Potential refund if you sell your previous main home within 3 years: £100,000.

FAQs

How much is Stamp Duty on £2,000,000 for a main residence (2025 rates)?
Total: £153,750 • 0% on £125,000 = £0 • 2% on £125,000 = £2,500 • 5% on £675,000 = £33,750 • 10% on £575,000 = £57,500 • 12% on £500,000 = £60,000
Does first‑time buyer relief apply at £2,000,000?
No. First‑time buyer relief is not available above £500,000; the standard bands apply.
How much is Stamp Duty on £2,000,000 if this is an additional property?
Total: £253,750 • 5% on £125,000 = £6,250 • 7% on £125,000 = £8,750 • 10% on £675,000 = £67,500 • 15% on £575,000 = £86,250 • 17% on £500,000 = £85,000
If I pay the higher rates but sell my previous main home within 3 years, what refund could I claim?
Potential refund: £100,000 (difference between higher‑rate and standard SDLT at £2,000,000).
Which SDLT bands are crossed at £2,000,000?
Main: 0%, 2%, 5%, 10% and 12% bands. Additional: 5%, 7%, 10%, 15% and 17% bands.
When is SDLT due?
You must file the SDLT return and pay the tax within 14 days of the effective date of the transaction.

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