Second Home Stamp Duty Calculator (UK)
A qualifying additional purchase of £40,000 or more attracts 5 percentage points of SDLT surcharge on top of the standard rates. See your full 2026/27 tax bill in seconds.
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Since October 2024 the additional-property surcharge in England and Northern Ireland is 5% (previously 3%), applied on top of every band from £0 upwards. On a £400,000 second home you pay £30,000 in SDLT versus £10,000 on a standard purchase — a £20,000 surcharge.
Scotland charges an 8% Additional Dwelling Supplement (ADS)under LBTT on the full price of qualifying purchases of £40,000 or more. Wales applies higher-rate LTT bands starting at 5% from £0. Switch country to see the right calculation.
Second-home / buy-to-let purchase
England/NI: SDLT with 5% surcharge. Scotland: LBTT + 8% ADS. Wales: higher-rate LTT.
Residential purchase estimate. Uses rates checked on 2 October 2026, without historical contract protection. Future purchases assume these published rates continue.
One dwelling bought by an individual, with the correct buyer category already established. Where first-time buyer relief is offered, it assumes every buyer meets the ownership and main-home conditions. Replacing a main residence can avoid additional-property rates even if you own other property.
Excludes linked transactions, companies/trusts, mixed or non-residential use, lease rent, shared ownership, other reliefs and the non-UK-resident SDLT surcharge. Confirm these cases and any refund conditions with your conveyancer.
Your second-home tax bill
Total tax
£30,000
7.50% effective
Standard rate would be
£10,000
Extra compared with main rates
£20,000
Band-by-band breakdown
- 0–125000 @ 5%£6,250
- 125000–250000 @ 7%£8,750
- 250000–400000 @ 10%£15,000
What the surcharge really costs you
The 5% surcharge isn't recoverable on a true second home or BTL. If you're buying a new main residence while still owning the old one, you pay the surcharge now and may reclaim it after selling the old main home within 36 months, subject to all refund conditions and the separate claim deadline.
For investors, the surcharge significantly increases your break-even rental yield: factor it into your total acquisition cost alongside conveyancing, survey, and 6%+ mortgage stamp.
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