Stamp Duty

Second Home Stamp Duty Calculator

Buying a second home or an additional residential property in England or Northern Ireland can mean paying higher rates of Stamp Duty Land Tax. This page explains when the higher rates apply and shows worked examples using the same calculation engine as the full Stamp Duty Calculator.

Get your exact figure

Enter your own purchase price and buyer status for a precise result.

Use the Stamp Duty Calculator

When higher rates can apply

Higher rates of Stamp Duty Land Tax can apply if buying a residential property means you will own more than one at the end of the day of purchase. This commonly affects second homes, holiday homes and buy-to-let purchases, but whether it applies depends on your own circumstances at completion, not on the type of property alone.

This page does not determine your eligibility for the higher rates or any exception. Check GOV.UK guidance or seek professional advice for your specific circumstances.

Current higher rates

The higher rates are currently 5 percentage points above the standard residential rates at every threshold.

Property price band	Rate
Up to £125,000	5%
£125,001 to £250,000	7%
£250,001 to £925,000	10%
£925,001 to £1,500,000	15%
Above £1,500,000	17%

The £40,000 rule

The higher rates do not apply to a purchase worth less than £40,000.00. Standard residential rates apply instead, which for a property under £125,000 means no Stamp Duty is due.

Replacing your main residence

The higher rates do not usually apply if you are replacing your main residence and sell your previous main residence within the relevant time limit. If you have not sold it by completion, higher rates can apply initially, with a refund potentially available once you sell. This depends on your circumstances; check GOV.UK guidance if this applies to you.

Worked second home examples

Property price	Estimated SDLT	Effective rate
£250,000.00	£15,000.00	6%
£350,000.00	£25,000.00	7.14%
£500,000.00	£40,000.00	8%

Figures assume the higher rates apply. For a detailed band-by-band breakdown, or to compare against standard rates, use the full Stamp Duty Calculator.

Financing a second home

If you are financing the purchase with a mortgage, the Mortgage Calculator can help you estimate repayments alongside the Stamp Duty figures on this page.

Frequently asked questions

Do I pay more Stamp Duty on a second home?

Usually yes. Higher rates, currently 5 percentage points above standard rates, can apply when buying a residential property means you will own more than one, unless an exception applies.

What are the current higher rates for a second home?

5% up to £125,000, 7% from £125,001 to £250,000, 10% from £250,001 to £925,000, 15% from £925,001 to £1,500,000, and 17% above £1,500,000.

Is there a threshold below which higher rates do not apply?

Yes. The higher rates do not apply to a purchase worth less than £40,000.

How much Stamp Duty is due on a £350,000 second home?

An estimated £25,000, assuming the higher rates apply.

Do I pay Stamp Duty when replacing my main home?

The higher rates usually do not apply if you are replacing your main residence and sell your previous main residence within the relevant time limit. If you have not yet sold it, higher rates can apply initially, with a refund potentially available afterwards.

Is Stamp Duty on a second home the same in Scotland and Wales?

No. Scotland and Wales have their own property transaction taxes, with their own rates for additional properties. This page covers Stamp Duty Land Tax for England and Northern Ireland only.

Last reviewed

Reviewed 11 August 2026

This is an estimate for general guidance only and is not financial or legal advice. It does not determine eligibility for any relief, exception or refund. Use the full Stamp Duty Calculator for your own figures.