stampdutycalc.uk

Stamp Duty on a £1,100,000 House

Stamp duty on a £1,100,000 property in England or Northern Ireland is £53,750 if it will be your only residential property. That is an effective rate of 4.9%.

Only property (standard rates)

£53,750

Effective rate 4.9%

Second home or buy-to-let (+5%)

£108,750

Effective rate 9.9%

Non-UK resident (+2%)

£75,750

Effective rate 6.9%

Band breakdown at £1,100,000

SDLT is charged in slices. Each rate applies only to the portion of the price that falls inside that band, which is why the effective rate is lower than the top rate you reach.

Standard rates — single residential property
BandAmount in bandRateTax
Up to £125,000£125,0000%£0
£125,001 – £250,000£125,0002%£2,500
£250,001 – £925,000£675,0005%£33,750
£925,001 – £1,500,000£175,00010%£17,500
Total£53,750

Second home or buy-to-let at £1,100,000

If this purchase means you will own more than one residential property, 5 percentage points are added to every band — including the nil-rate band, so the surcharge is charged from the first pound. The bill rises from £53,750 to £108,750, an increase of £55,000.

Additional property rates
BandAmount in bandRateTax
Up to £125,000 (+5% surcharge)£125,0005%£6,250
£125,001 – £250,000 (+5% surcharge)£125,0007.0%£8,750
£250,001 – £925,000 (+5% surcharge)£675,00010%£67,500
£925,001 – £1,500,000 (+5% surcharge)£175,00015.0%£26,250
Total£108,750

£1,100,000 in England, Scotland and Wales

The three tax regimes set their own thresholds, so an identical purchase price produces three different bills. Figures below are for a single residential property with no reliefs or surcharges.

Where you are buyingTaxBill at £1,100,000Effective rate
England & Northern IrelandSDLT£53,7504.9%
ScotlandLBTT£90,3508.2%
WalesLTT£71,7506.5%

What £1,100,000 means for your stamp duty bill

£1,100,000 reaches the 10% band, which applies to the portion above £925,000. Because the lower bands are still taxed at their own rates, your effective rate is 4.9% rather than the headline 10%. The total comes to £53,750.

The marginal rate matters a great deal at this level. Each extra £10,000 above £1,100,000 costs £1,000 in additional tax. Buyers in this bracket often find that negotiating the price down by a modest amount produces a disproportionate saving once stamp duty is factored in.

For context, £1,100,000 is about 279% above the UK average house price of roughly £290,000. Your marginal rate at this price is 10%, meaning that is the rate charged on the next pound you add to the purchase price.

How the bill changes around £1,100,000

Useful when you are still negotiating. Your marginal rate at £1,100,000 is 10%, so every extra £10,000 on the agreed price adds £1,000 in tax.

Purchase priceStandard SDLTDifference
£1,075,000£51,250−£2,500
£1,090,000£52,750−£1,000
£1,100,000 (your price)£53,750—
£1,110,000£54,750+£1,000
£1,125,000£56,250+£2,500

Frequently asked questions

How much stamp duty do I pay on a £1,100,000 house?

Stamp duty on a £1,100,000 property in England or Northern Ireland is £53,750 if it will be your only residential property. That is an effective rate of 4.9% of the purchase price.

Can a first-time buyer claim relief on a £1,100,000 property?

No. First-time buyer relief only applies to purchases of £500,000 or less, so it is not available at £1,100,000. A first-time buyer pays the standard £53,750, the same as any other buyer of a single residential property.

How much stamp duty on a £1,100,000 second home or buy-to-let?

A £1,100,000 additional property attracts £108,750 in stamp duty. That is the standard £53,750 plus the 5 percentage point additional property surcharge, which applies to every band including the nil-rate band. If you are replacing your main residence and sell your previous home within 36 months, you can claim the surcharge back.

What does a non-UK resident pay on a £1,100,000 property?

A non-UK resident buying a £1,100,000 property as their only residential property pays £75,750, which includes the 2% non-resident surcharge on top of standard rates. You count as non-resident if you were in the UK for fewer than 183 days in the 12 months before completion.

Is stamp duty on £1,100,000 different in Scotland and Wales?

Yes. On a £1,100,000 purchase you would pay £53,750 in SDLT in England or Northern Ireland, £90,350 in LBTT in Scotland, and £71,750 in LTT in Wales. Each nation sets its own bands and thresholds, so the same price produces three different bills.

Related guides

Plain-English explainers with worked examples. All figures are checked against current HMRC and devolved authority guidance.

How stamp duty is calculatedBand-by-band breakdown with worked examples for England and Northern Ireland.Buy-to-let stamp duty explainedHow the 5% additional property surcharge works on every band.36-month refund ruleClaim back the surcharge when you sell your previous main home.

Browse all property tax guides →

Need a different price? Use the full stamp duty calculator to enter any figure, or browse stamp duty by purchase price.

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Rates verified June 2026 against HMRC guidance on gov.uk. Figures are for guidance only — confirm with your solicitor before completion.