Stamp Duty Additional Property Calculator

Calculate SDLT with the 5% additional property surcharge for buy-to-let and second homes.

Last updated: April 2026 · Source: GOV.UK — Higher rates for additional properties

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Disclaimer

This calculator is provided for informational purposes only and should not be considered as financial or tax advice. All calculations are performed locally in your browser — no personal data is collected or sent to our servers. Rates and thresholds are sourced from HMRC and GOV.UK and are updated for the current tax year. Always verify results with HMRC or consult a qualified professional before making financial decisions.

How It Works

From October 2024, buyers purchasing additional residential properties in England and Northern Ireland pay a 5% surcharge on top of standard SDLT rates. This applies to second homes, buy-to-let properties and any purchase where you already own a residential property (including jointly). The surcharge is applied to the entire purchase price before the normal band calculations.

The combined rates are: 5% on the first £125,000, 7% on £125,001–£250,000, 10% on £250,001–£925,000, 15% on £925,001–£1.5m and 17% above £1.5m. There is no nil-rate band for additional properties — the 5% surcharge applies from the first pound. Companies buying residential property also pay these higher rates.

You may be able to reclaim the surcharge if you sell your previous main home within three years of buying the new one. This calculator shows the total SDLT with the surcharge, a comparison with standard rates and the surcharge amount separately.

Example: £350,000 second home purchase

  1. £0–£125,000 at 5% (0% + 5% surcharge) = £6,250
  2. £125,001–£250,000 at 7% (2% + 5%) = £8,750
  3. £250,001–£350,000 at 10% (5% + 5%) = £10,000
  4. Total SDLT: £25,000 (effective rate: 7.14%)
  5. Standard rates would be £7,500 — surcharge adds £17,500

Source: GOV.UK — Higher rates for additional properties

Frequently Asked Questions

What does the Stamp Duty Additional Property Calculator do?
Calculate SDLT with the 5% additional property surcharge for buy-to-let and second homes. All calculations are performed in your browser using official UK rates and thresholds.
Is this calculator updated for the 2025/26 tax year?
Yes. This calculator uses the latest HMRC rates and thresholds for the 2025/26 UK tax year, which runs from 6 April 2025 to 5 April 2026. Rates are verified against official HMRC publications.
Do I need to tell HMRC about this?
Whether you need to report to HMRC depends on your individual circumstances. If you are unsure, check GOV.UK or contact HMRC directly. This calculator provides estimates for guidance only.