Stamp Duty on £2,500,000 Property
If you buy a £2,500,000 property in England or Northern Ireland, you will pay £213,750 in stamp duty land tax (8.55% effective rate). Updated with April 2025 HMRC rates.
Home mover
£213,750
8.55% · Standard rates
First-time buyer
£213,750
8.55% · No relief (over £500k)
Additional property
£338,750
13.55% · +5% surcharge
SDLT band breakdown on £2,500,000
Home mover
£0 – £125,000 (0%)£0
£125,000 – £250,000 (2%)£2,500
£250,000 – £925,000 (5%)£33,750
£925,000 – £1,500,000 (10%)£57,500
£1,500,000 – £2,500,000 (12%)£120,000
Total£213,750
Total purchase cost
Property price£2,500,000
Stamp duty£213,750
Est. legal fees~£8,000
Est. survey~£500
Estimated total£2,722,250
Stamp duty as % of price
Property 91.5%
SDLT 8.55%
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