How much stamp duty on a £850,000 property?

Stamp duty on a £850,000 property is £32,500 for home movers (3.82% effective rate). First-time buyers pay £32,500. Additional property buyers pay £75,000 including the 5% surcharge.

Do first-time buyers pay stamp duty on £850,000?

First-time buyer relief is not available on properties over £500,000. Standard rates apply: £32,500.

Stamp Duty on £850,000 Property

If you buy a £850,000 property in England or Northern Ireland, you will pay £32,500 in stamp duty land tax (3.82% effective rate). Updated with April 2025 HMRC rates.

Home mover

£32,500

3.82% · Standard rates

First-time buyer

£32,500

3.82% · No relief (over £500k)

Additional property

£75,000

8.82% · +5% surcharge

SDLT band breakdown on £850,000

Home mover

£0 – £125,000 (0%)£0

£125,000 – £250,000 (2%)£2,500

£250,000 – £850,000 (5%)£30,000

Total£32,500

Total purchase cost

Property price£850,000

Stamp duty£32,500

Est. legal fees~£3,050

Est. survey~£500

Estimated total£886,050

Stamp duty as % of price

Property 96.2%

SDLT 3.82%

Compare property prices

£350,000£7,500 £375,000£8,750 £400,000£10,000 £425,000£11,250 £450,000£12,500 £475,000£13,750

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