Stamp Duty — Additional Property Calculator
Calculate SDLT on a second home or buy-to-let: standard bands plus the 5% additional-dwelling surcharge (and 2% non-resident surcharge), rates from April 2025.
Data verified · July 2026
How much is the second-home surcharge?
5 percentage points on top of every SDLT band since 31 October 2024 — a £300,000 second home pays £20,000 instead of £5,000.
Source: GOV.UK — SDLT residential rates (gov.uk/stamp-duty-land-tax/residential-property-rates); non-UK resident rates (gov.uk/guidance/rates-of-stamp-duty-land-tax-for-non-uk-residents). · updated 2026
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Everything about Stamp Duty — Additional Property Calculator
📋Overview+
Computes SDLT (England & Northern Ireland, from 1 April 2025) on additional residential property: standard bands 0/2/5/10/12% plus 5 percentage points on every band for second homes and buy-to-lets (surcharge raised from 3% in October 2024), plus 2 further points for non-UK residents — with the replacement-of-main-residence exemption handled.
💡 Best practices
- Below £40,000 no SDLT return or surcharge applies.
- Selling your old main residence within 36 months of the purchase entitles you to a refund of the surcharge.
- Scotland (LBTT) and Wales (LTT) have different regimes — this calculator covers England and Northern Ireland.
🔢 Concrete example
£300,000 buy-to-let (UK resident): standard SDLT would be £5,000, but with the 5% surcharge on every band the bill is £20,000 — £15,000 of surcharge (6.7% effective rate).
📖User guide+
How to use this calculator
- 1
Enter the purchase price.
- 2
Mark non-resident if no buyer is UK resident (183-day test).
- 3
Mark replacing main residence if you sell your previous home.
- 4
Compare the standard SDLT, the surcharged total and the extra cost.
📚Glossary+
- Additional-dwelling surcharge
- +5 percentage points on every SDLT band when buying a residential property that is not replacing your main residence and you already own one (£40,000+ purchases).
- 36-month refund
- Pay the surcharge, then sell your previous main residence within 36 months — you can reclaim the 5% surcharge from HMRC.
ℹ️Sources & updates+
Last data update
July 5, 2026
Sources and references
GOV.UK — SDLT residential rates (gov.uk/stamp-duty-land-tax/residential-property-rates); non-UK resident rates (gov.uk/guidance/rates-of-stamp-duty-land-tax-for-non-uk-residents).
The data in this calculator is updated regularly to reflect the latest official rates. When in doubt, consult the official sources listed above.
FAQ — Stamp Duty — Additional Property Calculator
How much is the second-home surcharge?+
5 percentage points on top of every SDLT band since 31 October 2024 — a £300,000 second home pays £20,000 instead of £5,000.
When does the surcharge not apply?+
When the property replaces your main residence (sold or sold within 36 months — refundable), when the price is under £40,000, or for non-residential/mixed-use property.
What about non-UK residents?+
A further 2 percentage points on all bands, cumulative with the 5% additional-dwelling surcharge — up to 19% on the top band.