Stamp Duty Second Home Calculator 2025/26
Calculate stamp duty (SDLT) on a second home, buy-to-let or investment property in England or Northern Ireland. Includes the 5% surcharge introduced in October 2024 — up from 3%. Compare the full cost side-by-side with a standard purchase.
The 5% stamp duty surcharge explained
From 31 October 2024, the additional dwelling surcharge increased from 3% to 5%. This applies to anyone buying a second residential property in England or Northern Ireland while owning another — including buy-to-let properties, holiday homes and second homes. The surcharge is applied on top of standard SDLT rates on the full purchase price.
For a £300,000 property, the surcharge alone now costs £15,000 compared to £9,000 previously — a significant increase that materially affects BTL investment returns. The surcharge applies from the first £1 of the purchase price, with no zero-rate band.
£0–£250,000: 5% (0% standard + 5% surcharge) · £250,001–£925,000: 10% (5% + 5%) · £925,001–£1.5m: 15% (10% + 5%) · Above £1.5m: 17% (12% + 5%). Note: first-time buyer relief does not apply to additional dwellings.
Can the surcharge be refunded?
Yes — if you purchase a new main residence before selling your previous one, you’ll pay the surcharge upfront. However, if you sell your previous main residence within 36 months of the new purchase, you can claim a full refund of the surcharge from HMRC. The claim must be made within 12 months of selling the previous property, or within 12 months of the filing date of the return — whichever comes later.
