How much stamp duty on a £220,000 house?
£1,900
for a home mover in England and Northern Ireland, 0.86% of the price
- First-time buyer
- £0
- Additional property
- £12,900
- Non-UK resident
- £6,300
Stamp duty on a £220,000 property in England and Northern Ireland is £1,900 for a home mover in 2026/27, £0 for a first-time buyer, and £12,900 if it is an additional property, an effective rate of 0.86% at standard rates. Rates in force from 1 April 2025, checked 12 September 2026.
These figures assume a residential freehold, a single purchase, a UK-resident buyer and completion today, which is what most people mean by stamp duty on 220k. Change any of it below. An additional property adds 5 percentage points to every band.
Adjust this calculation
Stamp duty to pay
£1,900
0.86% of the price, £221,900 in total
- Purchase price
- £220,000
- Stamp duty (home mover)
- £1,900
- Total to find
- £221,900
How the £1,900 is worked out
£220,000 is split into portions, and each portion is taxed at its own band rate, so the rate on the last slice is never the rate on the whole price.
| Portion of the price | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 to £220,000 | 2% | £1,900 |
| Stamp duty | £1,900 |
As an additional property every band rate rises by 5 percentage points, the nil-rate band included, so the same price costs £12,900.
What it costs in total
- Purchase price
- £220,000
- Stamp duty, 0.86% of the price
- £1,900
- Price plus stamp duty
- £221,900
That total is the purchase price plus the stamp duty only. It does not include your deposit, mortgage arrangement fees, conveyancing, searches, a survey or removals.
Your position against the thresholds
Where £220,000 sits
- The last pound of £220,000 falls in the 2% band.
- You are £30,000 below the start of the 5% band; above it each extra £1 of price is taxed at 5%.
- The last £95,000 of the price is taxed at 2%.
- Your next £1 of price is taxed at 2%.
- That is an effective rate of 0.86%.
What other buyers pay
- A first-time buyer pays £0, saving £1,900 against a home mover.
- As an additional property this costs £12,900, which is £11,000 more.
- A non-UK resident pays £6,300, £4,400 more.
If the price moves
- £10,000 off the price saves £200 in tax and £10,200 in total.
The same price, five different buyers
Who you are changes the bill on £220,000 more than anything else about the purchase.
| Buyer | Stamp duty | Effective rate | Against a home mover |
|---|---|---|---|
| Home mover | £1,900 | 0.86% | The same |
| First-time buyer | £0 | 0% | £1,900 less |
| Additional property | £12,900 | 5.86% | £11,000 more |
| Non-UK resident | £6,300 | 2.86% | £4,400 more |
| Additional property, non-UK resident | £17,300 | 7.86% | £15,400 more |
Nearby prices
What a home mover pays either side of £220,000. Each price has its own page.
Where to go next
- First-time buyers
The relief, the cliff edge and who counts as a first-time buyer.
- Second home and buy-to-let
The higher rates, the floor and when they do not apply.
- Reclaiming the surcharge
What comes back when you sell the old home, and by when.
- All stamp duty rates
The bands, the thresholds and every price page in one place.
- Full stamp duty calculator
Any price, with the band breakdown and the worked detail.
- Rental income calculator
What a rental property earns you after tax.
- Capital gains calculator
The tax when you sell a property that is not your main home.
Frequently asked questions
How much stamp duty does a first-time buyer pay on £220,000?
£0, which is £1,900 less than the £1,900 a home mover pays on £220,000. The relief charges nothing on the first £300,000 and 5% on the rest, and everyone buying with you has to be a first-time buyer too.
How much is stamp duty on a £220,000 second home or buy-to-let?
£12,900, which is £11,000 more than the £1,900 on a main home. The higher rates add 5 percentage points to every band, including the nil-rate band, so the charge starts at the first pound. If you are replacing your only or main residence in the same transaction they do not apply at all.
What is the effective stamp duty rate on £220,000?
0.86%. The £1,900 bill divided by the £220,000 price is lower than the 2% band the top of the price reaches, because each portion is taxed at its own rate rather than the whole price at one rate. A non-UK resident buyer pays £6,300, an effective 2.86%.
How much stamp duty would I pay on £210,000 or £230,000?
£1,700 on £210,000 and £2,100 on £230,000, against £1,900 on £220,000. Negotiating £10,000 off the price therefore saves £200 in tax on top of the £10,000 itself.
Where these figures come from
SDLT rates in force from 1 April 2025, checked against GOV.UK on 12 September 2026.
This is an estimate for a straightforward residential purchase, and your own circumstances decide the final bill. Your conveyancer files the return, and HMRC publishes the official calculator alongside the rates on GOV.UK.