stampdutycalc.uk

Stamp Duty on a £850,000 House

Stamp duty on a £850,000 property in England or Northern Ireland is £32,500 if it will be your only residential property. That is an effective rate of 3.8%.

Only property (standard rates)

£32,500

Effective rate 3.8%

Second home or buy-to-let (+5%)

£75,000

Effective rate 8.8%

Non-UK resident (+2%)

£49,500

Effective rate 5.8%

Band breakdown at £850,000

SDLT is charged in slices. Each rate applies only to the portion of the price that falls inside that band, which is why the effective rate is lower than the top rate you reach.

Standard rates — single residential property
BandAmount in bandRateTax
Up to £125,000£125,0000%£0
£125,001 – £250,000£125,0002%£2,500
£250,001 – £925,000£600,0005%£30,000
Total£32,500

Second home or buy-to-let at £850,000

If this purchase means you will own more than one residential property, 5 percentage points are added to every band — including the nil-rate band, so the surcharge is charged from the first pound. The bill rises from £32,500 to £75,000, an increase of £42,500.

Additional property rates
BandAmount in bandRateTax
Up to £125,000 (+5% surcharge)£125,0005%£6,250
£125,001 – £250,000 (+5% surcharge)£125,0007.0%£8,750
£250,001 – £925,000 (+5% surcharge)£600,00010%£60,000
Total£75,000

£850,000 in England, Scotland and Wales

The three tax regimes set their own thresholds, so an identical purchase price produces three different bills. Figures below are for a single residential property with no reliefs or surcharges.

Where you are buyingTaxBill at £850,000Effective rate
England & Northern IrelandSDLT£32,5003.8%
ScotlandLBTT£60,3507.1%
WalesLTT£46,7505.5%

What £850,000 means for your stamp duty bill

At £850,000 you are above the £500,000 first-time buyer ceiling, so relief is not available regardless of whether you have owned property before. The whole purchase is assessed at standard rates, giving £32,500 — an effective rate of 3.8%.

Everything between £250,001 and £925,000 is taxed at 5%, so within this stretch the marginal cost is predictable: every extra £10,000 on the price adds £500 to your bill. That makes the trade-off easy to weigh when you are negotiating.

For context, £850,000 is about 193% above the UK average house price of roughly £290,000. Your marginal rate at this price is 5%, meaning that is the rate charged on the next pound you add to the purchase price.

How the bill changes around £850,000

Useful when you are still negotiating. Your marginal rate at £850,000 is 5%, so every extra £10,000 on the agreed price adds £500 in tax.

Purchase priceStandard SDLTDifference
£825,000£31,250−£1,250
£840,000£32,000−£500
£850,000 (your price)£32,500—
£860,000£33,000+£500
£875,000£33,750+£1,250

Frequently asked questions

How much stamp duty do I pay on a £850,000 house?

Stamp duty on a £850,000 property in England or Northern Ireland is £32,500 if it will be your only residential property. That is an effective rate of 3.8% of the purchase price.

Can a first-time buyer claim relief on a £850,000 property?

No. First-time buyer relief only applies to purchases of £500,000 or less, so it is not available at £850,000. A first-time buyer pays the standard £32,500, the same as any other buyer of a single residential property.

How much stamp duty on a £850,000 second home or buy-to-let?

A £850,000 additional property attracts £75,000 in stamp duty. That is the standard £32,500 plus the 5 percentage point additional property surcharge, which applies to every band including the nil-rate band. If you are replacing your main residence and sell your previous home within 36 months, you can claim the surcharge back.

What does a non-UK resident pay on a £850,000 property?

A non-UK resident buying a £850,000 property as their only residential property pays £49,500, which includes the 2% non-resident surcharge on top of standard rates. You count as non-resident if you were in the UK for fewer than 183 days in the 12 months before completion.

Is stamp duty on £850,000 different in Scotland and Wales?

Yes. On a £850,000 purchase you would pay £32,500 in SDLT in England or Northern Ireland, £60,350 in LBTT in Scotland, and £46,750 in LTT in Wales. Each nation sets its own bands and thresholds, so the same price produces three different bills.

Related guides

Plain-English explainers with worked examples. All figures are checked against current HMRC and devolved authority guidance.

How stamp duty is calculatedBand-by-band breakdown with worked examples for England and Northern Ireland.Buy-to-let stamp duty explainedHow the 5% additional property surcharge works on every band.36-month refund ruleClaim back the surcharge when you sell your previous main home.

Browse all property tax guides →

Need a different price? Use the full stamp duty calculator to enter any figure, or browse stamp duty by purchase price.

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Rates verified June 2026 against HMRC guidance on gov.uk. Figures are for guidance only — confirm with your solicitor before completion.