Second Home Stamp Duty Calculator
Enter the purchase price to instantly see your Stamp Duty Land Tax bill on a second home or buy-to-let, including the 5% additional property surcharge.
Calculate Your Second Home SDLT
Enter the property’s purchase price to see your total Stamp Duty Land Tax bill, the extra cost from the 5% surcharge, and a band-by-band breakdown.
Second Home SDLT Estimator
Based on current England & Northern Ireland stamp duty rates.
| Band | Rate | Tax |
|---|
How it Works
Understanding the second home surcharge
Standard SDLT Bands
We first work out what Stamp Duty Land Tax would be at the standard residential rates, applied progressively band by band.
Adding the 5% Surcharge
Because this is an additional property, a 5% surcharge is added to every band, including the portion that would normally be tax-free.
Band-by-Band Calculation
Each slice of the price is taxed at its own rate, then all the slices are added together to give your total SDLT bill.
Comparing the Surcharge Cost
We also show the standard SDLT figure so you can see exactly how much extra the surcharge adds to your purchase.
Second Home Stamp Duty Rates
Standard rates versus additional property rates for England and Northern Ireland, effective since the 5% surcharge and April 2025 threshold changes.
| Price Band | Standard Rate | Second Home Rate |
|---|---|---|
| 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% |
| Above £1,500,000 | 12% | 17% |
Second Home Stamp Duty FAQ
Answers to the most frequently asked questions about stamp duty on second homes and buy-to-let properties.
In England and Northern Ireland, buying an additional residential property means paying a 5% surcharge on top of the standard Stamp Duty Land Tax rates. This surcharge applies to the whole purchase price, including the portion that would otherwise fall in the tax-free band.
It generally applies if, at the end of the day you complete your purchase, you own two or more residential properties worth £40,000 or more and haven’t sold your previous main home. Properties below £40,000, caravans, houseboats, and certain transfers between spouses are usually exempt.
Yes, if you’re replacing your main residence but the sale of your old home completes after your new purchase, you pay the surcharge upfront and can reclaim it from HMRC once your previous home sells, provided the sale completes within 36 months.
No. Scotland charges its own Additional Dwelling Supplement under Land and Buildings Transaction Tax (LBTT), and Wales applies higher residential rates under Land Transaction Tax (LTT). This calculator covers Stamp Duty Land Tax as it applies in England and Northern Ireland only.