Second Home Stamp Duty Calculator
Calculate stamp duty on additional properties including the 5% surcharge. Updated for January 2026.
Property Details
Enter the full purchase price of the property
Interesting Facts
- The 5% surcharge applies across the full purchase price.
- You can reclaim the surcharge if you sell your main home within 36 months.
Disclaimer: This tool does not constitute financial advice. We do not recommend taking actions based solely on these results. The calculator makes assumptions and results may be inaccurate due to changes in government policy, interest rates, or personal circumstances. You use this information at your own risk. We can't guarantee to be perfect, so do note you use the information at your own risk and we can't accept liability if things go wrong. For official guidance, visit Gov UK.
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Understanding the 5% Surcharge
What is it?
Since April 2025, if you buy an additional property (second home, holiday home, or buy-to-let), you pay an extra 5% on top of the standard stamp duty rates. This applies to the entire purchase price.
When does it apply?
The surcharge applies when you already own another residential property anywhere in the world at the end of the day of purchase, and the new property costs £40,000 or more.
How Much Extra Will You Pay?
| Property Price | Standard SDLT | 5% Surcharge | Total to Pay |
|---|---|---|---|
| £200,000 | £1,500 | +£10,000 | £11,500 |
| £300,000 | £5,000 | +£15,000 | £20,000 |
| £500,000 | £15,000 | +£25,000 | £40,000 |
| £750,000 | £27,500 | +£37,500 | £65,000 |
Can You Get a Refund?
Yes, you may be entitled to a refund if:
- 1.You sell your previous main residence within 36 months of buying the new property
- 2.The new property becomes (or was intended to become) your main residence
How to claim: You must claim the refund within 12 months of selling your previous home (or within 12 months of the filing date for the original return, if later).
Common Scenarios
Surcharge DOES apply if:
- •You're buying a holiday home while keeping your main residence
- •You're buying a buy-to-let investment property
- •You haven't sold your old home before completing on the new one
- •You own property abroad worth over £40,000
Surcharge does NOT apply if:
- •You're replacing your main residence (sold before purchase)
- •Property is worth less than £40,000
- •You only own a share of another property (less than major interest)
- •You're buying a caravan, mobile home, or houseboat
Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Stamp Duty Calculator to help buyers understand the complex world of property transaction taxes.