Stamp duty on a £850,000 buy-to-let or second home
Work out how much Stamp Duty Land Tax (SDLT) you'll pay when buying your first home, moving home, or buying a buy-to-let, second home or limited company property in England or Northern Ireland. Figures use the rates in force from 1 April 2025, including the 5% surcharge for additional properties.
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How stamp duty on £850,000 is worked out
Here's the calculation for a buy-to-let or second home bought for £850,000. Each rate only applies to the slice of the price inside its band, and every rate includes the 5% additional property surcharge:
- 5% on £125,000 (up to £125,000) = £6,250
- 7% on £125,000 (£125,001 – £250,000) = £8,750
- 10% on £600,000 (£250,001 – £925,000) = £60,000
Total stamp duty: £75,000, an effective rate of 8.82% of the purchase price.
£850,000 stamp duty for different buyers
| Buyer | Stamp duty | Effective rate |
|---|---|---|
| Main home | £32,500 | 3.82% |
| First-time buyerNo relief over £500,000 | £32,500 | 3.82% |
| Buy-to-let or second home(this page) | £75,000 | 8.82% |
| Limited company purchase | £75,000 | 8.82% |
Non-UK residents pay an extra 2% of the price on top (£17,000 at £850,000).
Stamp duty rates for 2026/27
Stamp duty is charged in slices, like income tax: each rate only applies to the part of the price that falls within its band. These rates apply from 1 April 2025 in England and Northern Ireland.
| Portion of the price | Main home | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
The additional property rates apply to buy-to-lets, second homes and company purchases of £40,000 or more. First-time buyers pay nothing up to £300,000 and 5% up to £500,000, on homes costing £500,000 or less. Non-UK residents pay an extra 2% on top.
Source: GOV.UK residential property rates. Last checked 28 September 2026.
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Stamp duty questions
How much stamp duty is due on a £850,000 buy-to-let or second home?
Stamp duty on a £850,000 buy-to-let or second home in England or Northern Ireland is £75,000, an effective rate of 8.82%. This includes the 5% higher rate for additional properties on every band.
How much stamp duty does a first-time buyer pay on £850,000?
First-time buyer relief isn't available on homes over £500,000, so a first-time buyer pays the standard £32,500 on £850,000.
How much more stamp duty is due on a £850,000 buy-to-let?
A buy-to-let or second home at £850,000 costs £75,000 in stamp duty, which is £42,500 more than the £32,500 paid on a main home at the same price.
When do I have to pay stamp duty?
You must send an SDLT return to HMRC and pay the tax within 14 days of completion. Your solicitor or conveyancer usually does this for you and adds it to their completion statement.