If you're buying a second home, a buy-to-let, or any additional residential property, stamp duty can be a major upfront cost. Use the calculator below to estimate your tax quickly using current England and Northern Ireland SDLT bands.
Calculate your stamp duty
Estimate only. Tax rules can change, and individual circumstances matter. Always confirm with your solicitor or HMRC guidance before exchange.
How second home stamp duty works
Stamp Duty Land Tax (SDLT) is charged in slices, similar to income tax bands. For additional properties, the higher-rates surcharge is usually added to each band. That means you pay more than a buyer purchasing a main residence.
This calculator uses the standard residential SDLT banding for England and Northern Ireland and applies the additional dwelling surcharge when selected.
Rates used by this calculator (England & Northern Ireland)
| Purchase slice | Standard rate | Additional property rate |
|---|---|---|
| £0 to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
The non-UK resident surcharge (if applicable) adds an extra 2% across bands.
Example: second home purchase
If you buy a second home for £400,000, your SDLT is not charged at one flat rate. Instead, each portion is taxed at the relevant band rate. That usually creates a much larger bill than many buyers expect, so checking early can help with budgeting and mortgage planning.
What counts as a second home?
- A buy-to-let property bought while you still own your main home.
- A holiday home or pied-à-terre in addition to your primary residence.
- A new property bought before selling your current main residence.
When the surcharge may not apply (or may be refunded)
- If you are genuinely replacing your only or main residence.
- If you pay higher rates now but sell your previous main home within the relevant reclaim window, you may be able to apply for a refund of the surcharge.
- Some transactions and property types can have special treatment.
Important notes for Scotland and Wales
This calculator is for England and Northern Ireland SDLT. Scotland and Wales use different systems (LBTT and LTT), with different rates and rules for additional dwellings.
Other buying costs to budget for
- Solicitor or conveyancer fees
- Mortgage arrangement and valuation fees
- Searches and surveys
- Broker fees (if used)
- Insurance and initial maintenance works
Final takeaway
For a 2nd home, stamp duty is often one of your biggest upfront costs. Use this calculator to plan cash flow, compare scenarios, and avoid surprises. Then verify everything with a qualified property tax professional before you commit.