How much stamp duty do I pay on a £900,000 house?

A standard home mover pays £35,000 in Stamp Duty (3.89% effective rate). Because the purchase price exceeds £500,000, first-time buyers pay the standard rate of £35,000.

How much is buy-to-let stamp duty on £900,000?

For additional properties and buy-to-let, a 5% surcharge applies across all bands, making the total SDLT £80,000.

When must stamp duty on £900,000 be paid?

SDLT must be filed and paid to HMRC within 14 days of property completion.

Stamp Duty on £900,000 House (2026/27)

Stamp Duty on a £900,000 House

Standard home buyers pay £35,000 SDLT on a £900,000 property in England and Northern Ireland (3.89% effective rate).

Standard Stamp Duty

£35,000

Effective rate: 3.89%

First-Time Buyer

£35,000

No FTB relief (over £500k)

Second Home / BTL

£80,000

Includes +5% surcharge (8.89%)

Non-UK Resident

£53,000

Includes +2% levy (5.89%)

Band-by-Band Calculation for £900,000

SDLT is calculated in stepped progressive slices across each statutory rate band:

SDLT Band	Statutory Rate	Taxable Portion	SDLT Due
Up to £125,000	0%	£125,000	£0
£125,001 to £250,000	2%	£125,000	£2,500
£250,001 to £900,000	5%	£650,000	£32,500
Total Standard SDLT Liability			£35,000

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£900,000 Mortgage & Affordability Context

Estimated 10% Deposit

£90,000

Upfront cash required

Est. Monthly Mortgage

£4,032/mo

At ~4.5% over 25 years

Household Income Needed

~£180,000/yr

At typical 4.5x lending cap

Upfront Total Cash

£125,000

10% Deposit + Standard SDLT

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