Stamp duty land tax costs vary significantly across England for both first-time buyers and home movers, according to an analysis of home buyer enquiries in the first half of 2026 by Zoopla. This analysis highlights a stark North-South divide in the amounts paid.
For home movers, stamp duty is a near-certain cost. While almost all home movers in England pay some stamp duty, the average amount differs greatly by region. In the north of England, bills typically range from £1,500 to £2,200, but in some southern areas, these bills can be almost ten times higher. For instance, the average bill for a home mover in London is £20,000, compared to £1,500 in the North East.
First-time buyers also experience regional disparities. Around half of all first-time buyers in London, the East of England, and South East England pay stamp duty, whereas only 10% do in the north of England. In London, approximately 80% of first-time buyers pay stamp duty, with an average bill of £8,750. In contrast, only 2.1% of first-time buyers in the North East face a stamp duty bill, with a median amount of £3,750.
Richard Donnell, executive director at Zoopla, noted that stamp duty is a significant cost for home movers, particularly in Southern England where it can reach five figures. He suggested that when moving costs become a substantial barrier, some moves may not occur, especially with lower house price inflation in southern England in recent years.