How much SDLT do I pay on a £1,250,000 property as a first-time buyer?

£68,750 of Stamp Duty Land Tax on a £1,250,000 purchase in England or Northern Ireland for the 2026/27 tax year, treated as a first-time buyer claiming relief. That works out to an effective rate of 5.50% across the whole purchase price. First-time buyer relief is withdrawn entirely above £500,000. Standard SDLT bands apply on the whole purchase price.

Do I still qualify as a first-time buyer at £1,250,000?

No. First-time buyer relief is withdrawn entirely once the purchase price exceeds £500,000 - there is no taper. At £1,250,000 you pay standard SDLT bands on the whole price (£68,750), the same as any other mover. The £1 of price between £500,000 and £500,001 triggers around £5,000 of additional SDLT.

How much do I save versus a non-FTB buyer at this price?

Nothing. First-time buyer relief is withdrawn entirely above £500,000, so both an FTB and a standard mover pay the same £68,750 at £1,250,000. The relief structure is cliff-edged - useful below £500k, irrelevant above.

When is SDLT due on completion?

SDLT must be paid within 14 days of completion. Your conveyancing solicitor files the SDLT return and pays HMRC on your behalf at completion - you transfer the £68,750 to the solicitor along with the deposit balance and legal fees.

£1,250,000 property as First-Time Buyer: SDLT calculation 2026/27

Buying a £1,250,000 property in England or Northern Ireland as a first-time buyer claiming relief in the 2026/27 tax year? Stamp Duty Land Tax comes to £68,750, an effective rate of 5.50% across the whole purchase price. First-time buyer relief is withdrawn entirely above £500,000. Standard SDLT bands apply on the whole purchase price. Figures below are computed live from the same engine that powers the main SDLT calculator and reproduce against HMRC's official tool.

Mortgage context: at a 10% deposit (£125,000), the loan needed is £1,125,000. At a standard 4.5x loan-to-income multiplier the household would need £250,000 of gross annual income to qualify. See the mortgage affordability calculator for stress-tested monthly payments.

Headline figure

Total SDLT due

£68,750

Effective rate

5.50%

Cash needed at completion (SDLT + 10% deposit)

£193,750

Band breakdown

SDLT is charged in slices: each portion of the purchase price falls into one band and is taxed at that band's rate. The figures below match the gov.uk SDLT bands for the standard bands .

Band	Rate	Amount in band	Tax
£0 - £125,000	0.0%	£125,000	£0
£125,000 - £250,000	2.0%	£125,000	£2,500
£250,000 - £925,000	5.0%	£675,000	£33,750
£925,000 - £1,500,000	10.0%	£325,000	£32,500
Total SDLT		£1,250,000	£68,750

Same £1,250,000 price across all buyer types

Buyer status changes the SDLT bill dramatically at the same purchase price. The table below shows every scenario the SDLT engine handles for £1,250,000.

Buyer type	SDLT due	Effective rate	vs mover	Page
First-Time Buyer (this page)	£68,750	5.50%	£0	-
Mover	£68,750	5.50%	-	View
Additional dwelling	£131,250	10.50%	+£62,500	View
Non-UK resident	£93,750	7.50%	+£25,000	View

Same buyer type at other price points

How SDLT scales for a first-time buyer as the purchase price moves up and down the ladder.

Price	SDLT due	Effective rate	Page
£1,250,000 (this page)	£68,750	5.50%	-
£750,000	£27,500	3.67%	View
£1,000,000	£43,750	4.38%	View
£1,500,000	£93,750	6.25%	View

Property tax in Scotland and Wales at £1,250,000

SDLT applies in England and Northern Ireland only. Scotland charges LBTT (different bands plus an 8% Additional Dwelling Supplement on the whole price); Wales charges LTT (no first-time-buyer relief). The same £1,250,000 purchase at the closest equivalent buyer status:

Region / tax	Tax due	Effective rate	Calculator
England / NI - SDLT (this page)	£68,750	5.50%	SDLT
Scotland - LBTT	£107,750	8.62%	LBTT hub
Wales - LTT	£86,750	6.94%	LTT hub

Mortgage affordability at £1,250,000

Buying a £1,250,000 property typically means a 10% deposit (£125,000) plus the £68,750 of SDLT. The loan needed is £1,125,000. Lender loan-to-income multipliers determine the income required:

Multiplier	Income needed	Common availability
4.0x (conservative)	£281,250	Most lenders' default for joint applicants
4.5x (standard)	£250,000	FPC portfolio-cap threshold; typical sole strong-income offer
5.0x (stretch)	£225,000	Specialist lenders, strong affordability evidence

Run the full affordability stress test (rate + 3pp, monthly payments, regional transaction tax) on the mortgage affordability calculator.

Next steps

Stamp Duty calculator hub - run any custom price + buyer combination.
First-time buyer stamp duty checklist - 8-point qualification guide and worked examples for joint purchases.
Mortgage affordability calculator - income, deposit, and monthly-payment context.
Scotland LBTT calculator - different bands plus 8% ADS on additional dwellings.
Wales LTT calculator - different bands again; no FTB relief.
All buyer types at £1,250,000 - side-by-side four-scenario page.

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Frequently asked questions

How much SDLT do I pay on a £1,250,000 property as a first-time buyer?: £68,750 of Stamp Duty Land Tax on a £1,250,000 purchase in England or Northern Ireland for the 2026/27 tax year, treated as a first-time buyer claiming relief. That works out to an effective rate of 5.50% across the whole purchase price. First-time buyer relief is withdrawn entirely above £500,000. Standard SDLT bands apply on the whole purchase price.
Do I still qualify as a first-time buyer at £1,250,000?: No. First-time buyer relief is withdrawn entirely once the purchase price exceeds £500,000 - there is no taper. At £1,250,000 you pay standard SDLT bands on the whole price (£68,750), the same as any other mover. The £1 of price between £500,000 and £500,001 triggers around £5,000 of additional SDLT.
How much do I save versus a non-FTB buyer at this price?: Nothing. First-time buyer relief is withdrawn entirely above £500,000, so both an FTB and a standard mover pay the same £68,750 at £1,250,000. The relief structure is cliff-edged - useful below £500k, irrelevant above.
When is SDLT due on completion?: SDLT must be paid within 14 days of completion. Your conveyancing solicitor files the SDLT return and pays HMRC on your behalf at completion - you transfer the £68,750 to the solicitor along with the deposit balance and legal fees.