Stamp Duty Land Tax remains one of the most important additional costs to budget for when buying a home in England or Northern Ireland, and the amount due can vary sharply depending on where a buyer is moving. Official government guidance on residential Stamp Duty Land Tax rates says residential purchases above £125,000 are generally liable for the tax. First-time buyers can claim relief when buying a home worth no more than £500,000, paying no tax on the first £300,000 and 5% on the portion between £300,001 and £500,000.

The latest UK House Price Index for England recorded an average property price of approximately £292,000 in May 2026. At that price, a typical home mover buying their only residential property would face a stamp duty bill of roughly £4,600.

The national average, however, hides a marked regional divide. Analysis by Zoopla of home-buyer enquiries during the first half of 2026 suggests that the tax burden is much lighter in the north of England than in the South. Among first-time buyers, only a small minority in the North East, Yorkshire and the Humber, the North West and the West Midlands pay any stamp duty. In London, the East of England and the South East, more than half do.

For home movers, stamp duty is a near-certain cost and can frequently reach five figures in southern England. The difference reflects the way Stamp Duty Land Tax is calculated in bands, with progressively higher rates charged on portions of the purchase price as the property’s value increases.

For people buying their first property, the regional difference is especially pronounced. Zoopla found that the median stamp duty bill for first-time buyers in the North East is £3,750. The comparable figure in the North West, Yorkshire and the Humber and the West Midlands is £2,500. In London, around 80% of first-time buyers pay some stamp duty, with an average bill of £8,750. The South East and East of England also stand well above the national norm, with average bills of £5,000 and £4,500 respectively.

The picture for existing homeowners is even starker. Almost all home movers in London, the East of England and the South East pay stamp duty. The average bill reaches £20,000 in the capital, £11,250 in the South East and £10,000 in the East of England. By comparison, the North East remains the cheapest region, with an average home mover bill of £1,500, reflecting average house prices of just under £164,000 in the region.

Across England, the amount due is based on the value of the property and the buyer’s circumstances. Buyers must submit a Stamp Duty Land Tax return and pay HMRC within 14 days of completion. An additional 5% is usually added to the standard rates when purchasing a property means the buyer will own more than one residential property. Different rules and potential refunds can apply when someone is replacing their main home.