Stamp duty on a £825,000 house
Buying a home for £825,000 in England or Northern Ireland? You pay £31,250 stamp duty if you are moving home.
- First-time buyer
- £31,250
- Moving home
- £31,250
- Second home or buy-to-let
- £72,500
- Non-UK resident, moving
- £47,750
- HMRC 2026/27 rates
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Stamp duty on a £825,000 property is £31,250 for a home mover (3.79% of the price) and £72,500 for a second home or buy-to-let.
Stamp duty on £825,000 by buyer
| Buyer | Stamp duty | Share of price |
|---|---|---|
| First-time buyer | £31,250 | 3.79% |
| Moving home | £31,250 | 3.79% |
| Second home or buy-to-let | £72,500 | 8.79% |
| Non-UK resident, moving home | £47,750 | 5.79% |
- First-time buyer
- Moving home
- Second home
How it is worked out for a home mover
| Portion of the price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £825,000 | 5% | £28,750 |
| Total stamp duty | 3.79% | £31,250 |
Stamp duty is charged on each slice of the price at a different rate, like income tax. Check the monthly cost of the rest of the purchase with the mortgage calculator.
£825,000 in Scotland and Wales
Stamp duty on nearby prices
- £775,000£28,750 stamp duty
- £800,000£30,000 stamp duty
- £850,000£32,500 stamp duty
- £875,000£33,750 stamp duty
Questions people ask
How much stamp duty do first-time buyers pay on £825,000?
£31,250, the same as other buyers. First-time buyer relief is lost completely when the price is over £500,000.
How much stamp duty is there on a £825,000 buy-to-let or second home?
£72,500. That includes the 5% surcharge on every band that applies to additional properties, which adds £41,250 to the bill.
When do I have to pay stamp duty?
Within 14 days of completion. Your solicitor or conveyancer normally files the return with HMRC and pays the tax out of the money you send them before completion.