By price
Stamp duty on a £1,000,000 property
A round million shows how far the three UK tables have drifted apart.
Checked by Radif Partners · Editorial policy · How we calculate
A £1,000,000 home bought as an only residence costs £43,750 of Stamp Duty Land Tax in England and Northern Ireland, £61,750 of Land Transaction Tax in Wales and £78,350 of Land and Buildings Transaction Tax in Scotland. The Scottish bill is £34,600 more than the English one, almost double, because Scotland reaches its 12% top rate at £750,001, whereas England only moves from 5% to 10% above £925,000. Wales sits between the two, with 10% on the slice above £750,000. Effective rates are 4.4%, 6.2% and 7.8%. If any one of the buyers will own another dwelling after completion, the whole purchase moves to the surcharged rates: £93,750 in England, £111,200 in Wales and £158,350 in Scotland, where the Additional Dwelling Supplement is 8% of the full price. First-time buyer relief in England does not apply at this price.
More options: commercial property, company relief
Stamp Duty Land Tax · England and Northern Ireland
£43,750
4.4% of £1,000,000 · rule applied: Standard residential rates
| Portion | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £925,000 | 5% | £33,750 |
| £925,000 to £1,500,000 | 10% | £7,500 |
Return and payment due within 14 days of completion.
Same purchase elsewhere in the UK
Three bills for one million
At £250,000, the three UK property taxes produce bills no more than £1,000 apart. By £1,000,000 the spread is £34,600 between the cheapest and the dearest nation. The table splits the price into slices and shows what each nation takes from each, so the source of the gap is visible: the upper slices, where Scotland charges 10% from £325,001 and 12% from £750,001, Wales 7.5% from £400,001 and 10% from £750,001, and England a steady 5% almost to the end.
| Slice of the price | England & NI | Wales | Scotland |
|---|---|---|---|
| £0 to £125,000 | £0 | £0 | £0 |
| £125,001 to £250,000 | £2,500 | £1,500 | £2,100 |
| £250,001 to £400,000 | £7,500 | £9,000 | £11,250 |
| £400,001 to £750,000 | £17,500 | £26,250 | £35,000 |
| £750,001 to £925,000 | £8,750 | £17,500 | £21,000 |
| £925,001 to £1,000,000 | £7,500 | £7,500 | £9,000 |
| Total | £43,750 | £61,750 | £78,350 |
The English slice above £925,000 is short, £75,000, so the 10% band barely touches this price. The three-nation comparison runs the same exercise across the whole price range.
One co-buyer with another property
When a home is bought with someone else, a partner, a sibling or a parent, the surcharge rules look at every one of the buyers. In all three nations, a single buyer who will own another dwelling after completion puts the entire purchase on the surcharged rates. Married couples and civil partners are treated as one: a spouse’s flat counts even when the spouse is not on the title.
| Buyers | England & NI | Wales | Scotland |
|---|---|---|---|
| Everyone owns only this home | £43,750 | £61,750 | £78,350 |
| One co-buyer keeps another dwelling | £93,750 | £111,200 | £158,350 |
| Surcharge added by that co-buyer | £50,000 | £49,450 | £80,000 |
Wales publishes worked cases on this (WRA technical guidance): a parent who owns a home and joins as a co-buyer brings in the higher rates, while a parent who is only a joint borrower on a joint borrower, sole proprietor mortgage, without a share of the property, does not. In Scotland, since 1 April 2024, a share of another dwelling worth less than £40,000 is ignored for the supplement. The joint purchase calculator tests each buyer’s position.
A million bought from abroad or through a company
Overseas buyers and companies change the picture again, because only England and Northern Ireland have a non-resident surcharge and a flat corporate rate. A buyer who spent fewer than 183 days in the UK in the year before completion pays £63,750 on an only home, £20,000 more than a resident. A company without a relief pays the flat 17% rate, £170,000. Scotland and Wales have neither rule: a company there pays £158,350 with the supplement or £111,200 at the Welsh higher rates, the same as an individual landlord, and an overseas individual pays exactly what a resident pays.