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.
Rates effective from April 1, 2025Official source: gov.ukPage updated July 2, 2026
Enter a property value to see your estimated tax.
Current Stamp Duty on Second Homes & Buy-to-Let rates
UK SDLT — Additional property (second home / buy-to-let) (England) — applies to: additional property, residential. Each rate applies only to the portion of the price that falls within its band, not to the whole price.
| Property value band | Rate |
|---|---|
| Up to £125,000 | 0.00% |
| £125,001 – £250,000 | 2.00% |
| £250,001 – £925,000 | 5.00% |
| £925,001 – £1,500,000 | 10.00% |
| Above £1,500,000 | 12.00% |
| Higher rates for additional dwellings5% surcharge on the full price, on top of standard SDLT bands. | 5.00% of value |
Rates effective from April 1, 2025Official source: gov.uk
Stamp Duty on Second Homes & Buy-to-Let: worked examples
What you would pay at common purchase prices (additional property, residential), calculated with the same engine as the calculator above.
| Purchase price | Total tax | Effective rate |
|---|---|---|
| £250,000 | £15,000 | 6.00% |
| £400,000 | £30,000 | 7.50% |
| £600,000 | £50,000 | 8.33% |
| £1,000,000 | £93,750 | 9.38% |
Step by step: Stamp Duty on Second Homes & Buy-to-Let on a £400,000 property
- 0.00% on £125,000 (up to £125,000)£0
- 2.00% on £125,000 (£125,001 – £250,000)£2,500
- 5.00% on £150,000 (£250,001 – £925,000)£7,500
- Higher rates for additional dwellings£20,000
- Total£30,000
How it works
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.
Calculation methodology
This calculator computes standard SDLT across the usual bands, then adds a flat 5% of the full property value as the additional-property surcharge.
Exemptions & reliefs
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.
Recent rule changes
The surcharge increased from 3% to 5% for transactions completed on or after 31 October 2024.
Glossary
Surcharge: an additional percentage charged on top of standard rates for specific buyer circumstances.