Average stamp duty by region: How much will you pay?
Stamp duty land tax is another cost to factor into the equation when buying property in England or Northern Ireland.
It is applied at different rates depending on the value of the property, if the home you’re buying costs more than £125,000. That threshold rises to £300,000 for first-time buyers purchasing a home worth £500,000 or less.
The average house price in England was £292,095 as of May 2026, according to the latest data from HM Land Registry, meaning the typical mover would pay around £4,604 in stamp duty.
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A first-time buyer would not have to pay any stamp duty for the same transaction.
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Regional house price variation means the average amount of stamp duty is drastically different depending on where in England you are moving to, with analysis of home buyer enquiries across England in the first half of 2026 by Zoopla showing a stark North-South divide.
Around half of all first-time buyers in London, the East of England, and South East England have to pay stamp duty, compared to just 10% in the north of England as property prices in these regions eclipse those in the north.
The story is not much different for home movers. While almost all of those buying their next home in England have to pay some stamp duty, the amount they pay on average is very different.
The amount you’ll pay in the north of England will typically be between £1,500 and £2,200, while in some parts of the south, stamp duty bills can rise to almost ten times this.
Richard Donnell, executive director at Zoopla, said: “For home movers, stamp duty is a near-certain cost wherever you live – and in Southern England it runs to five figures. Six in ten property purchases are made by existing homeowners.
“When the cost of moving becomes a meaningful friction, some of those moves don’t happen, especially with lower levels of house price inflation in recent years across southern England.”
The analysis did not include the data for buyers in Northern Ireland.
Average stamp duty costs by region for first-time buyers
If you’re buying your first home and it’s worth £500,000 or less, you could benefit from first-time buyers’ relief. This means you’d only pay stamp duty on any portion of the property value over £300,000, at a rate of 5%.
The difference in house prices across regions means many first-time buyers in certain parts of England may not need to pay any stamp duty on their first home, or pay relatively low amounts.
Only 2.1% of first-time buyers face a stamp duty bill in the North East, Zoopla said, and for those who do, the median stamp duty bill is £3,750.
In Yorkshire and the Humber, 3.8% of first-time buyers pay stamp duty. This rises to 6.2% of first-time buyers in the North West and 9.3% in the West Midlands. The median bill in all of these locations for first-time buyers is £2,500.
As average house prices in London, the East and South East of England are much higher than elsewhere in the country, first-time buyers’ relief is less generous. In each of these regions, over 50% of first-time buyers have to pay stamp duty.
This percentage peaks in London, where around 80% of all first-time buyers pay some stamp duty.
The average stamp duty bill for a first-time buyer in the capital is £8,750, while it’s £5,000 in the South East, and £4,500 in the East of England.
Average stamp duty costs by region for home movers
Almost all home movers will have to pay stamp duty when they buy their next house – but the amount they have to pay depends on property value.
The North East region has the fewest home movers paying stamp duty, though a majority still pay it (63%). The amount paid is relatively low, though, with an average bill of £1,500.
It reflects how the North East is the cheapest region in England for house prices, as the average house costs just £163,933, according to HM Land Registry, more than £100,000 less than the average for England.
Between 82% and 92% of home movers pay stamp duty in the other northern regions, the Midlands, and the South West.
The highest average stamp duty bill among these regions is the South West, where the typical home mover will pay £5,000.
These numbers steeply rise in London, the East and South East of England. The typical home mover will pay around £10,000 in stamp duty in the East of England, £11,250 in the South East, and an eye-watering £20,000 in London.
Almost all home movers pay stamp duty in these regions too.
How stamp duty is paid
Stamp duty is due in England when the price of the home you are purchasing is above the tax-free threshold.
Home movers have to pay stamp duty on properties worth over £125,000 and the amount you pay depends on the price of the property. The table below shows the rates at which it is levied.
|
Property cost |
Stamp duty rate per band |
|
Up to £125,000 |
Zero |
|
The portion from £125,001 to £250,000 |
2% |
|
The portion from £250,001 to £925,000 |
5% |
|
The portion from £925,001 to £1.5 million |
10% |
|
The portion above £1.5 million |
12% |
If you already own a residential property and are buying a new one, you’ll usually have to pay 5% on top of these stamp duty rates, if it means you’ll own more than one home.
First-time buyers have a larger tax-free threshold of £300,000, and pay slightly different rates of stamp duty. These are shown in the table below.
|
Property cost |
Stamp duty rate per band |
|---|---|
|
Up to £300,000 |
0% |
|
£300,001 to £500,000 |
5% |
|
Over £500,000 |
N/A – first-time buyer rates do not apply to properties over £500,000 |
You will have to pay the full stamp duty amount to HMRC within 14 days of buying your property.
