Average homes in every English region are now liable for stamp duty — how much will you pay?
Published: 22 Aug 2025
By: HomeNow Insights Team
With the stamp duty threshold for home movers back down to £125,000 from April 2025, the average-priced home in every English region now incurs Stamp Duty Land Tax (SDLT). Below we show the estimated tax bill for an average home in each region — plus a quick explainer of how stamp duty works this year and how it differs for first-time buyers.
Key takeaway
Average home movers in England now face a typical SDLT bill of about £4,547 on an average property price of £290,956 (England-wide). Bills vary by region — from £773 in the North East to £18,065 in London.
How much stamp duty is payable on the average house?
Assumes a home mover (not a first-time buyer), main residence, in England, using 2025/26 SDLT bands. Additional property surcharges are excluded.
| Region | Average House Price | Estimated SDLT |
|---|---|---|
| North East | £163,679 | £773 |
| Yorkshire & The Humber | £204,410 | £1,588 |
| North West | £212,057 | £1,741 |
| East Midlands | £238,635 | £2,272 |
| West Midlands | £246,910 | £2,438 |
| South West | £301,660 | £5,083 |
| East of England | £337,920 | £6,896 |
| South East | £383,486 | £9,174 |
| London | £561,309 | £18,065 |
| England (avg) | £290,956 | £4,547 |
Method: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. Figures rounded to the nearest pound (floor), and exclude higher-rate surcharges.
How stamp duty works (England & Northern Ireland)
- Home movers: 0% to £125,000; 2% on the portion £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m.
- First-time buyers: No SDLT on the first £300,000 and 5% on the portion £300,001–£500,000. Over £500,000, standard rates apply.
- Different systems: Scotland uses LBTT and Wales uses LTT, with different bands and thresholds.
What this means if you’re buying in 2025
- Budget for SDLT early — it’s due within 14 days of completion (usually handled by your conveyancer).
- First-time buyer? Check if your price sits within the £300k–£500k relief window.
- Moving up the ladder? Your SDLT bill climbs with price bands — consider how a small price negotiation affects the tax.
Need help estimating your SDLT precisely? Email support@homenowuk.com.
Sources: HMRC SDLT rates and first-time buyer relief; Coventry Building Society analysis via MoneyWeek (21 Aug 2025).