Stamp Duty on a £2,000,000 House
Purchasing a £2,000,000 property? The stamp duty bill is £153,750 — with the 12% top rate applying to £500,000 of the price above £1.5M. At this price point, chattels deductions are especially powerful: a £100,000 chattels schedule saves £12,000 in stamp duty at the marginal 12% rate. This is the tier where professional chattels advice pays for itself many times over.
Calculate Your Exact Bill
Pre-filled with £2,000,000. Adjust for your situation and see a full band-by-band breakdown.
If your purchase included moveable items — carpets, curtains, freestanding appliances, garden furniture — their value should have been deducted from the SDLT calculation. Most solicitors skip this step. HMRC allows refund claims for up to four years after completion.
Check if you qualify →Frequently Asked Questions
How much stamp duty do I pay on a £2,000,000 house?
Buyers pay £153,750: 0% on £125,000 (£0), 2% on £125,000 (£2,500), 5% on £675,000 (£33,750), 10% on £575,000 (£57,500), and 12% on £500,000 from £1,500,001 to £2,000,000 (£60,000).
What is the stamp duty on a £2 million second home?
A second home or buy-to-let at £2,000,000 attracts £213,750 — the 3% surcharge applies across all bands.
When does the 12% stamp duty rate apply?
The 12% rate applies to the portion of the purchase price above £1,500,000. On a £2,000,000 purchase, £500,000 falls in the 12% band.
How much could a chattels deduction save on a £2 million property?
At the 12% marginal rate, every £10,000 of verified chattels saves £1,200 in stamp duty. A properly prepared schedule of £80,000–£120,000 in moveables — entirely achievable on a property of this calibre — would save £9,600–£14,400.
Think you overpaid?
Check your eligibility in 2 minutes. HMRC allows refund claims for up to four years after completion.
Estimate My Refund →