How Much Stamp Duty Do You Pay on a £300,000 House?

If you are looking at properties around the £300,000 mark, stamp duty is one of the first costs worth getting your head around. The tricky part is that the amount you pay depends entirely on your situation as a buyer. A first time buyer, a home mover, someone buying a holiday property, and a landlord could all pay completely different amounts on the exact same £300,000 house.

This guide covers every buyer type clearly and in plain English. We will walk through the exact calculation for each scenario, explain what the numbers mean, and help you understand why £300,000 is actually a particularly interesting price point when it comes to stamp duty. There are a few quirks around this figure that are worth knowing about before you make an offer.

All rates and thresholds in this article reflect the rules in place from April 2025 onwards, which apply to completions in England and Northern Ireland. Scotland and Wales operate their own separate property transaction taxes.

What Is Stamp Duty?

Stamp Duty Land Tax, usually just called stamp duty or SDLT, is a tax paid to HMRC when you buy a property or land in England or Northern Ireland. It applies to both freehold and leasehold purchases, and it is always paid by the buyer.

The tax works in bands, similar to the way income tax is structured. You pay different percentage rates on different portions of the purchase price rather than paying one flat rate on the whole amount. So if you buy a £300,000 house, you are not paying 5% on every single pound of it. You pay 0% on the first slice, 2% on the next slice, and so on up through the bands.

Stamp duty is a cash payment due within 14 days of completion. It cannot be added to your mortgage. Your solicitor will handle the filing and payment as part of the conveyancing process, but the funds need to be ready and available at completion alongside your deposit.

Does Everyone Pay the Same Stamp Duty on a £300,000 House?

No, and £300,000 is a price point where the differences between buyer types are particularly striking. Here is a quick preview of what each buyer type pays, which we will then break down in full:

First time buyer: £0 Existing homeowner moving house: £5,000 Second home buyer: £20,000 Buy to let investor: £20,000

That is a range of £0 to £20,000 on the same property. Understanding which category applies to you is the single most important thing you can do when budgeting for a purchase at this price.

Stamp Duty on a £300,000 House for First Time Buyers

This is where £300,000 becomes a significant figure. The first time buyer nil-rate threshold is exactly £300,000. That means a first time buyer purchasing a property at this price pays absolutely no stamp duty at all.

The first time buyer relief was introduced to help people getting onto the property ladder for the first time. Under the current rules, first time buyers pay 0% on any property up to £300,000, provided the property will be their main home. For properties between £300,001 and £500,000, a 5% rate applies only on the portion above £300,000.

So at exactly £300,000, a first time buyer sits precisely at the top of the nil-rate band. Not a penny of stamp duty is owed.

To qualify as a first time buyer for SDLT purposes you need to meet all of the following conditions:

You must never have owned a residential property before, anywhere in the world. If you have previously owned property abroad, even briefly, you do not qualify.

The property must be your main residence. First time buyer relief is not available on buy to let purchases or holiday homes.

Every buyer on the purchase must be a first time buyer. If you are buying jointly with a partner and one of you has previously owned a property, neither of you qualifies. The relief applies only when all purchasers on the transaction are first time buyers.

Stamp duty as a first time buyer on a £300,000 house: £0

It is worth being aware of what happens if your negotiations push the purchase price even slightly above £300,000. A property at £300,001 would attract 5% on that £1 above the threshold, which is negligible. But a property at £310,000 would attract 5% on £10,000, which is £500. At £350,000, the bill would be £2,500. The tax starts from zero but can grow quickly once you move above the threshold.

Stamp Duty on a £300,000 House for Existing Homeowners

If you currently own a home and are selling it to buy a new one, you are classed as a home mover or standard residential buyer. You do not get first time buyer relief, and you do not pay the second home surcharge, as long as you are genuinely replacing your main residence.

The standard residential rates apply. You pay 0% on the first £125,000, 2% on the portion between £125,000 and £250,000, and 5% on everything above £250,000.

Here is how that works on a £300,000 house:

£0 to £125,000 at 0% = £0
£125,001 to £250,000 at 2% = £2,500
£250,001 to £300,000 at 5% = £2,500
Total stamp duty: £5,000

It is a clean calculation across three bands. The £5,000 figure represents the standard stamp duty on a £300,000 house for the majority of buyers who already own a property.

It is worth noting that before April 2025, the temporary relief thresholds meant the nil-rate band sat at £250,000. A home mover buying at £300,000 before that date would have paid just £2,500. The April 2025 changes roughly doubled the stamp duty bill for home movers at this price point, which is something many buyers are still adjusting their budgets to reflect.

Stamp duty as a home mover on a £300,000 house: £5,000

Stamp Duty on a £300,000 House for Second Home Buyers

If you already own a property and you are buying a second home rather than replacing your main residence, a 5% additional dwelling surcharge applies on top of the standard rates at every single band. This surcharge was increased from 3% to 5% in October 2024 and applies to all completions from that point onwards.

The combined rates for a second home purchase are:

Up to £125,000: 0% standard rate plus 5% surcharge = 5%
£125,001 to £250,000: 2% standard plus 5% surcharge = 7%
£250,001 to £925,000: 5% standard plus 5% surcharge = 10%

Here is the stamp duty calculation on a £300,000 second home:

£0 to £125,000 at 5% = £6,250
£125,001 to £250,000 at 7% = £8,750
£250,001 to £300,000 at 10% = £5,000
Total stamp duty: £20,000

The difference between a home mover and a second home buyer on the same £300,000 property is £15,000. That is a very large sum, and it illustrates why knowing your buyer status before you start making offers is so important.

Stamp duty as a second home buyer on a £300,000 house: £20,000

One scenario worth knowing about: if you are moving home but you complete on your new purchase before your old home has sold, HMRC treats the new purchase as an additional dwelling. You would initially pay the £20,000 figure. However, if you then sell your previous main residence within 36 months, you can apply to HMRC for a full refund of the surcharge element. The refund must be claimed within 12 months of the sale of your old home.

Stamp Duty on a £300,000 Buy to Let Property

For buy to let investors, the calculation is identical to that of a second home buyer. Buying a property to rent out while you already own another residential property means the additional dwelling surcharge applies. The rates are the same, the calculation is the same, and the bill is the same.

£0 to £125,000 at 5% = £6,250
£125,001 to £250,000 at 7% = £8,750
£250,001 to £300,000 at 10% = £5,000
Total stamp duty: £20,000

For a property investor, this £20,000 is a day-one cash cost. It cannot be borrowed as part of a buy to let mortgage. On a standard 25% deposit for a £300,000 investment property, you would already need £75,000 in cash for the deposit. Add the £20,000 stamp duty, legal fees, survey costs, and any work before the first tenant, and the total cash required to acquire a single £300,000 rental property could easily reach £100,000 or more.

This is why serious property investors always calculate stamp duty on a £300,000 property before assessing whether a purchase makes financial sense. A 6% gross rental yield looks attractive until you account for all the upfront costs.

Stamp duty on a £300,000 buy to let: £20,000

Real World Buying Scenarios

Putting numbers into real-life contexts helps make the differences clearer.

Scenario one: First time buyer couple in the East Midlands Jamie and Sam are buying their first home together for exactly £300,000. Neither has ever owned property before. Their stamp duty bill is £0. They redirect the money they had provisionally budgeted for stamp duty into a better boiler and some redecorating. The fact that their purchase price sits precisely on the nil-rate threshold works significantly in their favour.

Scenario two: Family upsizing from a two-bedroom to a three-bedroom Karen and David are selling their £220,000 flat and buying a £300,000 house. They are genuine home movers, replacing their main residence. Standard rates apply, and their stamp duty bill is £5,000. They factor this into their sale proceeds and plan their finances accordingly.

Scenario three: Buyer moving before their old property sells Marcus finds his dream home at £300,000 but has not yet found a buyer for his existing flat. He completes on the new purchase first, which technically makes him the owner of two properties at the point of completion. He pays the higher rates of £20,000 at completion. Six months later, his old flat sells. He applies to HMRC for a refund of the additional £15,000 surcharge and receives it within a few weeks.

Scenario four: Landlord expanding a portfolio Priya already owns three rental properties and wants to add a fourth at £300,000. The additional dwelling surcharge applies automatically, as it always does for any further residential purchase. Her stamp duty bill is £20,000, and she factors this into her yield calculations before deciding whether the property offers sufficient return.

Other Costs of Buying a £300,000 Home

Stamp duty is the headline cost but rarely the only significant one. A buyer who budgets only for stamp duty will often find themselves stretched once all the other costs appear.

Solicitor and conveyancing fees for a straightforward residential purchase typically fall between £1,000 and £2,000. Leasehold properties, shared ownership, and transactions with complications often cost more. Get quotes from two or three solicitors before committing.

Mortgage arrangement fees vary widely between lenders. Some charge flat fees of £500 to £1,000, others charge a percentage of the loan, and some offer fee-free products in exchange for a slightly higher interest rate. Always look at the total cost of a mortgage deal over the initial fixed period rather than just the monthly payment.

Survey costs are easy to underestimate. A basic valuation tells your lender what the property is worth but does not give you detailed information about its condition. A homebuyer's survey or full structural survey is generally worth commissioning, particularly on properties that are more than 30 or 40 years old. Costs typically range from £400 to £900.

Removal and moving costs depend on the volume of belongings and the distance of your move. A small move from a one-bedroom flat might cost a few hundred pounds, while relocating a family from a full house could run to £1,500 or more.

Initial work on the property is something many buyers underestimate in their enthusiasm to move in. Redecoration, replacing carpets, fixing minor issues identified in the survey, and updating appliances all cost money that needs to come from somewhere.

A realistic total budget for buying a £300,000 property as a home mover, beyond the deposit, might look something like this. Stamp duty at £5,000. Solicitor fees at £1,500. Survey at £600. Mortgage arrangement fee at £500. Removals at £800. Initial property costs at £1,500 or more. Total acquisition costs of around £10,000 to £11,000 on top of whatever your lender requires as a deposit.

Common Mistakes Buyers Make

Relying on outdated stamp duty information. The rates changed substantially in April 2025 when the temporary nil-rate threshold dropped back from £250,000 to £125,000. Articles written before that date, or calculators that have not been updated, may give figures that no longer apply.

Assuming first time buyer status without checking carefully. Inherited property, gifted shares in a property, jointly held property from a past relationship, and overseas property all count as previous ownership. Never assume you qualify for first time buyer relief without checking your position carefully.

Not checking everyone on the purchase qualifies. A couple buying together where one is a first time buyer and the other is not will not receive the relief. Both people on the transaction must qualify.

Forgetting stamp duty is a cash cost. This comes as a surprise to some buyers who expect it to be rolled into the mortgage. It is not. It is a separate payment that has to be ready at completion.

Underestimating total acquisition costs. Stamp duty alone is not the full picture. Add solicitor fees, surveys, mortgage costs, removals, and initial property work, and the true cost of buying a home is often several thousand pounds higher than people expect.

Ignoring the impact of price negotiations near key thresholds. If you are a first time buyer and the asking price is £302,000, negotiating to £300,000 saves you not just £2,000 on the price but also £1,000 in stamp duty. The combined saving from price reductions near thresholds can be more valuable than they first appear.

Frequently Asked Questions

How much stamp duty is due on a £300,000 house for a first time buyer?

A first time buyer pays no stamp duty on a £300,000 house. The nil-rate threshold for first time buyers is £300,000, meaning a property at exactly this price is fully exempt.

What is the stamp duty on a £300,000 house for someone already owning a home?

An existing homeowner buying a £300,000 house as their main residence pays £5,000 in stamp duty. This is calculated as 0% on the first £125,000, 2% on the next £125,000, and 5% on the final £50,000.

How much stamp duty do you pay on a £300,000 buy to let property?

A buy to let investor pays £20,000 in stamp duty on a £300,000 property. The 5% additional dwelling surcharge applies on top of standard rates across all bands because the purchase is an additional residential property.

What happens to stamp duty if I negotiate the price from £305,000 down to £300,000 as a first time buyer?

At £305,000 as a first time buyer, you would pay 5% on the £5,000 above the nil-rate threshold, which is £250. At exactly £300,000, you pay nothing. Negotiating down to the threshold saves you the £250 in tax as well as the £5,000 reduction in purchase price. It is worth being aware of when negotiating.

Can I add stamp duty to my mortgage?

No. Stamp duty is a separate cash payment that must be made within 14 days of completion. You cannot borrow it as part of your residential mortgage or buy to let mortgage.

Is stamp duty the same in Scotland and Wales on a £300,000 house?

No. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax. Both have different thresholds, bands, and rates from those in England and Northern Ireland. If you are buying in either nation, use a calculator designed specifically for the relevant country.

Work Out Your Own Figure With a Stamp Duty Calculator

Every buyer's situation is slightly different, and the clearest way to confirm your exact bill is to run the numbers yourself. A good stamp duty calculator 300000 query will ask for your purchase price, confirm your buyer type, and show you the full band-by-band breakdown in seconds.

Use a Stamp Duty Calculator now before you make an offer. Getting your figure right at the research stage means your total budget is built on accurate numbers from day one, with no surprises when you reach completion.

Conclusion

The stamp duty on a £300,000 house ranges from nothing for a first time buyer to £20,000 for a second home buyer or investor, with home movers sitting in the middle at £5,000. The same property, four very different outcomes depending on who is buying it.

£300,000 is a particularly meaningful price point in the stamp duty system because it sits exactly on the first time buyer nil-rate threshold. Buying at this price as a qualifying first time buyer means you pay zero. Buying at £301,000 starts to attract a small bill. And for those above the line as second home buyers or investors, the full additional dwelling surcharge applies throughout, resulting in a £20,000 bill.

Knowing your buyer status, using the current rates rather than outdated figures, and accounting for all acquisition costs when you budget will set you up for a much smoother purchase. Check your exact figure with a stamp duty calculator before you start negotiating, and make sure the funds are ready well before your completion date.

References

HM Revenue and Customs (2025). Stamp Duty Land Tax. GOV.UK. Available at: https://www.gov.uk/stamp-duty-land-tax

HM Revenue and Customs (2025). Stamp Duty Land Tax: higher rates for additional dwellings. GOV.UK. Available at: https://www.gov.uk/guidance/sdlt-higher-rates-for-additional-dwellings

HM Revenue and Customs (2025). Apply for a repayment of the higher rates of Stamp Duty Land Tax. GOV.UK. Available at: https://www.gov.uk/guidance/apply-for-a-repayment-of-the-higher-rates-of-stamp-duty-land-tax

MoneySavingExpert (2026). Stamp Duty Calculator 2026: How much and when to pay it. Available at: https://www.moneysavingexpert.com/mortgages/stamp-duty/

MoneyHelper (2026). Stamp Duty calculator 2026. Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/stamp-duty-calculator

Savills (2025). Residential Stamp Duty Calculator. Available at: https://www.savills.co.uk/resources-and-tools/residential-stamp-duty-calculator.aspx

Property Investor Today (2026). Stamp Duty Rates in 2026. Available at: https://www.propertyinvestortoday.co.uk/article/2025/11/stamp-duty-rates-in-2026/

KIS Bridging Loans (2025). Stamp Duty Calculator 2026. Available at: https://www.kisbridgingloans.co.uk/stamp-duty-calculator/

Fox Davidson (2026). Residential Stamp Duty Calculator 2026. Available at: https://www.foxdavidson.co.uk/calculators/residential-property-stamp-duty-calculator-2025/