How stamp duty on £900,000 is worked out
Stamp duty is charged in slices. For a home mover in England or Northern Ireland buying at £900,000:
- £125,000 at 0% = £0
- £125,000 at 2% = £2,500
- £650,000 at 5% = £32,500
Total: £35,000, which is 3.89% of the price.
First-time buyers
First-time buyer relief does not apply because the price is over £500,000, so first-time buyers pay the same as home movers.
Second homes and buy-to-let
A 5% surcharge is added to every band in England and NI, taking the bill to £80,000. In Scotland the 8% Additional Dwelling Supplement applies to the whole price, and Wales has its own higher rates.
Use the stamp duty calculator for a non-UK resident surcharge or a different price, and the mortgage calculator to see the monthly repayments.
Frequently asked questions
How much is stamp duty on a £900,000 house?
Stamp duty on a £900,000 house in England or Northern Ireland is £35,000 for a home mover, £35,000 for a first-time buyer and £80,000 if it's a second home or buy-to-let (2026/27 rates).
Do first-time buyers pay stamp duty on £900,000?
First-time buyer relief does not apply because the price is over £500,000, so first-time buyers pay the same as home movers. On £900,000 that means £35,000.
How much is LBTT on £900,000 in Scotland?
Land and Buildings Transaction Tax on a £900,000 home in Scotland is £66,350 for a home mover and £65,750 for a first-time buyer.
Rates checked October 2026. Estimates for guidance only; your conveyancer will confirm the final amount.