How much stamp duty on a £40,000 house?
£0
for a home mover in England and Northern Ireland, 0% of the price
- First-time buyer
- £0
- Additional property
- £2,000
- Non-UK resident
- £800
Stamp duty on a £40,000 property in England and Northern Ireland is £0 for a home mover in 2026/27, £0 for a first-time buyer, and £2,000 if it is an additional property. 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 40k. Change any of it below. An additional property adds 5 percentage points to every band.
Adjust this calculation
Stamp duty to pay
£0
No stamp duty at this price, £40,000 in total
- Purchase price
- £40,000
- Stamp duty (home mover)
- £0
- Total to find
- £40,000
How the £0 is worked out
£40,000 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 £40,000 | 0% | £0 |
| Stamp duty | £0 |
As an additional property every band rate rises by 5 percentage points, the nil-rate band included, so the same price costs £2,000.
What it costs in total
- Purchase price
- £40,000
- Stamp duty, 0% of the price
- £0
- Price plus stamp duty
- £40,000
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.
Where the higher rates start
£40,000 is the point at which the additional-property rates begin to apply at all. A freehold purchase one pound below it pays £0 as a second home, the same as a first home. At £40,000 the higher rates apply to the whole price, so the bill is £2,000.
That makes this the only threshold in the table where the charge appears rather than steps up, which matters for cheap flats, garages with title and shares in property bought as an investment. The same floor applies to the non-UK resident surcharge.
- One pound below
- £0
- At £40,000
- £2,000
- Added to every band
- 5%
Your position against the thresholds
Where £40,000 sits
- The last pound of £40,000 falls in the nil rate band.
- You are £85,000 below the start of the 2% band; above it each extra £1 of price is taxed at 2%.
What other buyers pay
- A first-time buyer pays £0, the same as a home mover at this price.
- As an additional property this costs £2,000, which is £2,000 more.
- A non-UK resident pays £800, £800 more.
If the price moves
- £10,000 off the price saves nothing in tax at this price, only the £10,000 itself.
The same price, five different buyers
Who you are changes the bill on £40,000 more than anything else about the purchase.
| Buyer | Stamp duty | Effective rate | Against a home mover |
|---|---|---|---|
| Home mover | £0 | 0% | The same |
| First-time buyer | £0 | 0% | The same |
| Additional property | £2,000 | 5% | £2,000 more |
| Non-UK resident | £800 | 2% | £800 more |
| Additional property, non-UK resident | £2,800 | 7% | £2,800 more |
Nearby prices
What a home mover pays either side of £40,000. 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 £40,000?
£0, and neither does a home mover: £40,000 is inside the £125,000 nil-rate band, so first-time buyer relief has nothing left to save.
How much is stamp duty on a £40,000 second home or buy-to-let?
£2,000, which is £2,000 more than the £0 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 £40,000?
Zero. £40,000 is inside the £125,000 nil-rate band for England and Northern Ireland, so a home mover pays no SDLT at all on 40k.
How much stamp duty would I pay on £30,000 or £50,000?
£0 on £30,000 and £0 on £50,000, against £0 on £40,000. Negotiating £10,000 off the price saves nothing in tax here, only 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.