Buying a second home, holiday let or buy-to-let? You pay an extra 5% on top of standard Stamp Duty across every band. Enter the price to see the full SDLT bill — standard duty and surcharge, side by side.
England & Northern Ireland · 2026/27
Stamp Duty is charged in slices, just like Income Tax. On a second home you pay the standard rate for each band plus 5% on the whole price — so the surcharge applies even to the portion below the normal £125,000 nil-rate threshold.
| Price band | Standard | Second home |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1.5m | 10% | 15% |
| Over £1.5m | 12% | 17% |
If you buy a new main home before selling your old one, you pay the surcharge upfront but can usually reclaim it if you sell the previous main residence within 36 months. The refund is claimed from HMRC. The surcharge does not apply if you're simply replacing your only home.
For a standard (single-home) purchase, use the stamp duty calculator. Sizing up the investment? Run the numbers on the rental yield calculator and buy-to-let mortgage calculator.
5% on top of standard SDLT rates in England and NI, applied to the whole price for second homes and buy-to-lets of £40,000 or more.
About £20,000 — roughly £5,000 standard SDLT plus £15,000 from the 5% surcharge across all bands.
Sometimes. If you buy a new main home before selling your old one, you can usually reclaim the surcharge if you sell the previous main residence within 36 months. Apply to HMRC.
Not the SDLT version. Scotland uses LBTT with its own Additional Dwelling Supplement, and Wales uses LTT with a higher-rate surcharge — both work differently from England's 5%.
