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Stamp duty on a £900,000 house

Reviewed by ClearPayslip editorial teamUpdated on Methodology

Calculated with official data from Stamp Duty Land Tax: residential property rates (GOV.UK) · Higher rates of Stamp Duty Land Tax (HMRC) · +2

Short answer

Stamp duty on a £900,000 home in England or Northern Ireland is £35,000 if you are moving home (3.89% of the price). First-time buyer relief does not apply above £500,000, so first-time buyers pay the same £35,000. For an additional property it is £80,000. In Scotland LBTT is £66,350 and in Wales LTT is £51,750.

Stamp Duty Land Tax (SDLT)

£35,000

3.89% of the price

0% on £0–£125,000
£0
2% on £125,000–£250,000
£2,500
5% on £250,000–£900,000
£32,500

Residential purchase of a single dwelling. Excludes the 2% SDLT surcharge for non-UK residents, multiple dwellings and non-residential property. Not tax advice.

Key facts

  • Home mover (England & NI):£35,000.
  • First-time buyer (England & NI):£35,000.
  • Second home or buy-to-let (England & NI):£80,000.
  • Scotland (LBTT):£66,350; Wales (LTT): £51,750.

Stamp duty on £900,000 by buyer and nation

Home moverFirst-time buyerAdditional property
England and Northern Ireland (SDLT)£35,000£35,000£80,000
Scotland (LBTT)£66,350£65,750£138,350
Wales (LTT)£51,750£51,750£96,200

What is specific to a £900,000 purchase

  • England and Northern Ireland (SDLT): the top of the price falls in the 5% band, with £650,000 of the price above £250,000. The 10% band starts £25,000 higher, at £925,000.
  • Scotland (LBTT): the top of the price falls in the 12% band, with £150,000 of the price above £750,000.
  • Wales (LTT): the top of the price falls in the 10% band, with £150,000 of the price above £750,000.
  • For a home mover, England and Northern Ireland is the cheapest nation at this price and Scotland the dearest, £31,350 apart.

How it is calculated (England and Northern Ireland)

  • 0% on the first £125,000 = £0
  • 2% on the next £125,000 = £2,500
  • 5% on the next £650,000 = £32,500
  • Total: £35,000

Additional property: the standard £35,000 plus 5% of the whole price (£45,000) = £80,000.

Scotland and Wales

  • Scotland (LBTT): £66,350 for a home mover, £65,750 for a first-time buyer and £138,350 with the 8% Additional Dwelling Supplement.
  • Wales (LTT): £51,750 at the main rates (also for first-time buyers) and £96,200 at the higher rates for an additional property.

Frequently asked questions

How much is stamp duty on £900,000?

£35,000 in England and Northern Ireland for a home mover, £35,000 for a first-time buyer and £80,000 for an additional property.

How much stamp duty on £900,000 for a first-time buyer?

£35,000 in England and Northern Ireland: the relief only applies to homes up to £500,000.

Official sources