Stamp Duty on a £750,000 House 2026
Quick answer: standard buyer £27,500. First-time buyer also £27,500 (no relief). Second home £65,000. Deep in the 5% band, £175k below the 10% threshold.
By buyer type at £750,000
| Buyer type | England + NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Standard buyer | £27,500 | £48,350 | £36,750 |
| First-time buyer | £27,500 | £47,750 | £36,750 |
| Second home / additional property | £65,000 | £108,350 | £73,700 |
| Non-UK resident (standard) | £42,500 | £48,350 | £36,750 |
Scotland LBTT second-home figure includes 8% ADS on the full £750,000 (£60,000) plus standard LBTT £48,350. Scotland FTB relief saves £600.
How the £27,500 standard SDLT is built
| Band | Rate | Taxable in this band | Tax due |
|---|---|---|---|
| £0 to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £750,000 | 5% | £500,000 | £25,000 |
| Total | £27,500 | ||
Effective rate: 3.67%. £500k of the £750k price (two-thirds) sits in the 5% band, generating £25,000 of the £27,500 total. The next £175k up to £925k continues at 5%, costing £8,750 more.
The approach to the 10% band at £925,000
£750,000 is in the back half of the 5% SDLT band. The 5% band runs from £250,001 to £925,000, so there is £175,000 of headroom before crossing into 10% territory. Each pound of additional purchase price up to £925k costs an extra 5p in SDLT; each pound above £925k costs an extra 10p. The £925k threshold has been set since the 2014 reform and has not been adjusted for inflation, meaning more transactions cross into the 10% band each year as nominal prices rise.
For a buyer choosing between a £900,000 property and a £950,000 property, the SDLT difference is £2,500 + £2,500 = £5,000 across the boundary: the first £25k of extra price stays at 5% (£1,250), the last £25k crosses into 10% (£2,500). So the marginal cost of an extra £50,000 of purchase price doubles right at the threshold, but only on the portion above £925k.
The 10% band runs to £1,500,000, at which point the rate steps up again to 12% on the slice above. See the £900,000 page for the last point before the 10% threshold and the £1 million page for the first material crossing.
The £65,000 second-home figure
A £750,000 second home pays 5% on £125k (£6,250), 7% on £125k (£8,750), 10% on £500k (£50,000), totalling £65,000. The standard buyer pays £27,500, so the additional 5% surcharge contributes £37,500. The October 2024 increase from 3% to 5% added £15,000 to this figure (the old rate would have been £50,000 total).
For a buy-to-let investor targeting a 3.5% gross yield (more typical at this price band where high-rent areas are saturated), a £750k property might generate £26,250 of gross rental per year, netting around £13,000-£15,000 after costs and basic-rate tax. The £37,500 surcharge takes around 2.5 to 3 years of net rental to recoup, ignoring financing costs and any property-value appreciation.
At this price band, the buy-to-let economics start looking thin enough that limited-company structures (despite paying the same 5% surcharge) become favoured for the corporation-tax treatment of mortgage interest. See companies and SPVs.
Scotland's £20,850 premium at £750,000
Scotland LBTT at £750,000 is £48,350, fully £20,850 more than England SDLT. The premium reflects Scotland's structurally higher bands: LBTT crosses into 10% at £325k, while England SDLT stays at 5% all the way to £925k. So for the £425,000 slice between £325k and £750k, Scotland buyers pay 10% (£42,500) where England buyers pay 5% (£21,250). The £20,850 LBTT premium is almost exactly that 5-point band differential.
For a second-home buyer the gap widens further: Scotland adds 8% ADS on the full £750,000 (£60,000), where England adds 5% on every band, so the Scotland second-home figure is £108,350 versus England's £65,000. Scotland is the most expensive UK nation for any property purchase above ~£325k.
For Scottish buyers in the £600k-£900k range, the LBTT cost is a meaningful purchase consideration. Wales LTT at £750,000 is £36,750, between England and Scotland.
The mortgage picture at £750,000
On a 75% LTV £750,000 purchase, the buyer needs £187,500 deposit, £27,500 SDLT, around £2,500 in legal and search fees, and £800-£1,500 for a homebuyer survey. Cash at completion is approximately £218,500. A £562,500 mortgage at 5% over 25 years costs around £3,289 per month.
At this price band, many lenders apply higher income multiples (4.5x to 5x rather than 4.25x) but require deeper affordability stress-testing. Banking-the-SDLT into the mortgage rarely happens at this LTV because the resulting effective LTV (above 78%) loses access to the best rates. Most buyers fund SDLT from savings, family contribution, or a partial equity-release if downsizing was a stepping stone.
Frequently Asked Questions
How much is stamp duty on a £750,000 house in 2026?
Standard £27,500, FTB £27,500 (no relief), second home £65,000, non-UK resident £42,500. Scotland LBTT £48,350; Wales LTT £36,750.
Why does FTB pay full standard rate at £750k?
FTB relief is forfeited above £500,000. No partial relief - it's a cliff.
How close to the 10% band is £750k?
£175,000 below it. The 10% band starts at £925,001.
Is Scotland punitively expensive at £750k?
Yes - £20,850 more than England. Scotland's 10% LBTT band starts at £325,001 versus England's £925,001.
What is the average UK property price near £750k?
£750k is roughly aligned with London's upper-quartile transactions and detached homes in the South East. Per HMRC SDLT statistics the modal UK transaction is around £250k.
Should I push offer up by £25k from £725k to £750k?
The SDLT delta on £25k extra at this band is £1,250 (5% on the slice). Not a significant blocker; structural property considerations should dominate the negotiation.
Related price points
Not tax advice. Always confirm with a qualified UK solicitor or chartered tax adviser before completing.