On a £850,000 home purchase in England or Northern Ireland in 2026, Stamp Duty Land Tax (SDLT) ranges from £32,500 (first-time buyer) through £32,500 (standard home mover) to £75,000 (additional property / buy-to-let). The exact figure depends on who you are and what you're buying. This price point captures the higher-value London or South-East home mover.

The headline numbers at £850,000

Buyer type	SDLT	Effective rate
First-time buyer	£32,500	3.82%
Standard home mover	£32,500	3.82%
Additional property (2nd home / BTL)	£75,000	8.82%

Non-UK residents add 2% to every band in any of the categories above, giving an effective non-resident standard SDLT of approximately £49,500 on this price.

First-time buyer at £850,000

First-time buyer relief does not apply above £625,000. At £850,000 the FTB pays the standard £32,500.

Band-by-band:

FTB relief does not apply above £625,000 — standard rates apply.

Standard home mover at £850,000

A standard home mover — someone who has bought before but is replacing their main residence — pays £32,500 on this price. The nil-rate band covers the first £125,000; the 2% band runs from £125,001 to £250,000; the 5% band from £250,001 to £925,000; the 10% band from £925,001 to £1,500,000; the 12% band above £1,500,000.

Band-by-band:

Slice	Rate	SDLT
£0-£125,000	0%	£0
£125,000-£250,000	2%	£2,500
£250,000-£850,000	5%	£30,000
Total		£32,500

Additional property at £850,000

Buying a £850,000 home as a second home or buy-to-let attracts the 5% additional-property surcharge on top of the standard SDLT. Total: £75,000 — an extra £42,500 compared with a standard home mover. Read the second home guide for edge cases (replacement of main residence, inherited property, non-UK resident interaction).

Band-by-band:

Slice	Rate	SDLT
£0-£125,000	5%	£6,250
£125,000-£250,000	7%	£8,750
£250,000-£850,000	10%	£60,000
Total		£75,000

Who typically buys at £850,000?

£850,000 is a common price point for the higher-value London or South-East home mover. At this price you'd expect a mid-sized family home in the Midlands or North; a smaller flat or terraced house in London and the South East; or a stretch first-time buyer purchase in commuter-belt areas. Use the affordability calculator and mortgage repayment calculator to model the full monthly cost.

Threshold context at this price

The SDLT thresholds most relevant at £850,000:

• £125,000 — start of the 2% standard band
• £250,000 — start of the 5% standard band
• £425,000 — first-time buyer relief nil-rate ceiling
• £625,000 — first-time buyer relief cut-off
• £925,000 — start of the 10% standard band
• £1,500,000 — start of the 12% standard band

Beyond SDLT: the total cost to complete

SDLT is only one line item in the total cost to complete on a £850,000 home. Typical additional costs:

• Conveyancing legal fees: £900-£1,800 + VAT — use the conveyancing fees calculator or compare two quotes with the conveyancing comparison calculator
• Search pack: £280-£420
• Land Registry fee: £300
• Survey: £400-£1,200 depending on level
• Mortgage arrangement / valuation fee: £0-£1,500
• Removals: £500-£2,500
• Moving-day essentials: allow £500-£1,500 buffer

The moving costs calculator and the home buying cost calculator aggregate the whole cost stack alongside SDLT. Budget the total — not just the SDLT — before setting your maximum offer.

Calculate variations

Bring the exact figures into your own scenario:

• Standard SDLT calculator — main-residence purchases
• First-time buyer SDLT calculator — with relief applied automatically
• Buy-to-let SDLT calculator — additional-property surcharge included
• Second home SDLT calculator
• Non-UK resident SDLT calculator
• SDLT refund calculator — if replacing your main residence

Nearby price bands

Popular calculators

Related reading

Rates last verified against HMRC: 24 June 2026.