Second Home Stamp Duty Calculator
Use this second home stamp duty calculator to estimate the higher SDLT (Stamp Duty Land Tax) that may apply when buying an additional residential property in England and Northern Ireland (for example, a second home, buy-to-let, or holiday let). Enter your purchase price to see an estimate and band breakdown.
This calculator estimates residential Stamp Duty Land Tax (SDLT) for England and Northern Ireland using published bands and surcharges.
Governments can change these rules from time to time. We aim to reflect policy changes when they happen.
Rates last checked: 16 Jan 2026
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0.00 to £125,000.00 | 5.00% | £125,000.00 | £6,250.00 |
| £125,000.00 to £250,000.00 | 7.00% | £125,000.00 | £8,750.00 |
| £250,000.00 to £925,000.00 | 10.00% | £150,000.00 | £15,000.00 |
We apply the SDLT bands to your purchase price and show the estimated total due.
- England and Northern Ireland: Stamp Duty Land Tax (SDLT), including first-time buyer relief (where eligible), the additional property surcharge, and the non-UK resident surcharge.
This is an estimate. Your actual tax can differ depending on your circumstances and any reliefs or special rules.
This calculator provides a best-effort estimate for typical residential purchases. It’s not tax advice.
If you’re unsure which option applies to you (for example, first-time buyer eligibility or additional property rules), consider checking official guidance or speaking to a solicitor or tax adviser.
This page focuses on the scenario where you’re buying an additional residential property (often described as “second home stamp duty”). The calculator applies the relevant higher-rate rules based on the flags you choose and shows the total and breakdown.
It also shows a comparison against the same purchase as a “moving home” scenario, so you can see the difference.
Last verified: 05/03/2026. Primary source: GOV.UK: buying an additional residential property.
Higher rates for additional properties work by adding a surcharge so that each band is higher than the standard residential rates.
Non-UK resident surcharge can also apply in some cases (see GOV.UK guidance in the Trust panel). If it applies, it stacks on top of the residential rates you’d otherwise pay.
Worked examples using the same SDLT calculation logic as the site (rounded to the nearest pound):
Example 1 — Additional property, £300,000
- Estimated SDLT (higher rates): £20,000
Example 2 — Additional property, £400,000
- Estimated SDLT (higher rates): £30,000
Example 3 — Additional property + non-UK resident surcharge, £300,000
- Estimated SDLT: £26,000
- Definition matters: whether a purchase counts as “additional property” can depend on facts beyond a quick checkbox.
- Replacing a main residence: some situations change whether higher rates apply.
- Non-resident rules: “non-UK resident” for SDLT purposes has a specific definition; avoid assuming it matches nationality.
- Mixed-use: if the property is mixed residential/non-residential, different rules can apply.
- Reliefs: this calculator doesn’t aim to model every relief and special case.
- This calculator is for residential property only.
- It estimates SDLT for England and Northern Ireland only.
- It assumes you are buying an additional property (higher rates for additional dwellings).
- It compares “main home” vs “additional property” to show the difference.
- Results are estimates and do not cover every relief or edge case.
Higher rates apply when you’re buying an additional residential property. We calculate SDLT on a marginal band basis, then include the additional property surcharge (and any other applicable surcharges).
Comparison: we also show what SDLT would be if you were buying the same property as your main home, so you can see the difference.
If you are buying your only home (not an additional property), use the residential SDLT calculator instead.
- If you’re buying your main home, use the residential SDLT calculator.
- Read: SDLT rates and bands for a reference explanation.
- Model buy-to-let borrowing from rent if the purchase is an investment.
- Check yield and cashflow as part of the budgeting.
- Glossary: additional property, SDLT.