How much is it if I've owned a home before?

£32,500 in England or Northern Ireland, £60,350 in Scotland and £46,750 in Wales. That's for replacing your main home. An extra home or buy-to-let pays a surcharge on top.

Who counts as a first-time buyer?

Everyone buying must never have owned a home, in the UK or anywhere else, and must be going to live in it. If you buy with someone who has owned before, the relief doesn't apply.

How much cash do I need to buy a £850,000 home?

About £80,810 in England with a 5% deposit: £42,500 deposit, £32,500 Stamp Duty, and about £5,810 for legal fees, searches, a survey and moving.

What salary do I need for a £850,000 home?

Many lenders lend around 4.5 times income, so a £807,500 mortgage with a 5% deposit would need about £180,000 a year, alone or together. Only a lender can say what they'd lend you.

Stamp duty calculator

Rates checked 2026-10-01

Stamp duty on a £850,000 house

A first-time buyer pays £32,500 Stamp Duty on a £850,000 home in England or Northern Ireland, the same as anyone else, because first-time buyer relief stops at £500,000. Someone moving home pays the same. In Scotland it's £59,750 LBTT for a first-time buyer, and in Wales £46,750 LTT.

On a £850,000 home, by nation
Where	First-time buyer	Moving home
EnglandStamp Duty	£32,500	£32,500
Northern IrelandStamp Duty	£32,500	£32,500
ScotlandLBTT	£59,750	£60,350
WalesLTT	£46,750	£46,750

For your main home. An extra home or buy-to-let pays a surcharge on top. See it band by band

The cash you'd need on day one

5% deposit: £42,500
Stamp Duty: £32,500
Fees and moving: £5,810
Total: £80,810

A first-time buyer in England. Many lenders would want an income of about £180,000 for the mortgage.

Common questions

Do first-time buyers pay stamp duty on £850,000?: A first-time buyer pays £32,500 Stamp Duty on a £850,000 home in England or Northern Ireland, the same as anyone else, because first-time buyer relief stops at £500,000. In Scotland it's £59,750 and in Wales £46,750.
How much is it if I've owned a home before?: £32,500 in England or Northern Ireland, £60,350 in Scotland and £46,750 in Wales. That's for replacing your main home. An extra home or buy-to-let pays a surcharge on top.
Who counts as a first-time buyer?: Everyone buying must never have owned a home, in the UK or anywhere else, and must be going to live in it. If you buy with someone who has owned before, the relief doesn't apply.
How much cash do I need to buy a £850,000 home?: About £80,810 in England with a 5% deposit: £42,500 deposit, £32,500 Stamp Duty, and about £5,810 for legal fees, searches, a survey and moving.
What salary do I need for a £850,000 home?: Many lenders lend around 4.5 times income, so a £807,500 mortgage with a 5% deposit would need about £180,000 a year, alone or together. Only a lender can say what they'd lend you.

A guide, not tax advice. Your solicitor will confirm the figure for your purchase.

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