Stamp Duty on Second Homes & Buy-to-Let Calculator

Buying a second home, holiday home, or buy-to-let property in England or Northern Ireland triggers an extra 5% SDLT surcharge on top of the standard rates.

The surcharge applies to the entire purchase price, not just the portion above a threshold, and is added to whatever SDLT would normally be due under the standard bands.

This calculator computes standard SDLT across the usual bands, then adds a flat 5% of the full property value as the additional-property surcharge.

If the additional property replaces your main residence (and the previous main residence is sold within 36 months), you may be able to reclaim the surcharge.

The surcharge increased from 3% to 5% for transactions completed on or after 31 October 2024.

Surcharge: an additional percentage charged on top of standard rates for specific buyer circumstances.