Second home stamp duty calculator
Enter the purchase price and location to estimate how much property purchase tax you may need to pay when buying a second home in the UK.
Your estimate will depend on where the property is located and the higher rates that may apply to additional residential properties.
Your details
Your results
Enter a property price to see your estimate.
Your estimated property purchase tax is
£0
How this is calculated
| Price portion | Rate | Tax |
|---|---|---|
| Total | £0 | |
Important information
These estimates use current rates and assume you are buying one additional residential property and are not replacing your main residence. They do not account for reliefs, exemptions, linked transactions, multiple dwellings, special company rules or the non-UK resident surcharge in England and Northern Ireland.
Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) and the Additional Dwelling Supplement (ADS) apply in Scotland, and Land Transaction Tax (LTT) applies in Wales.
Tax rules and rates may change. Confirm the amount payable with your solicitor or conveyancer.
Your next steps
Your second home tax estimate is one part of planning your purchase. Compare mortgage rates, estimate your monthly repayments and check how much of the property’s value you may need to borrow.
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Your questions answered
What does a second home Stamp Duty calculator show?
A second home Stamp Duty calculator estimates how much property purchase tax you may need to pay when buying an additional residential property.
The estimate is based on the purchase price and where in the UK you are buying. Different tax systems and rates apply in England and Northern Ireland, Scotland and Wales, so the amount due can vary by location.
Why can buying a second home mean paying more tax?
If you already own a residential property and buy another, higher property purchase tax rates may apply, depending on your circumstances.
In England and Northern Ireland, higher rates of Stamp Duty Land Tax (SDLT) can apply. Scotland uses Land and Buildings Transaction Tax (LBTT) together with the Additional Dwelling Supplement (ADS), while Wales applies higher residential rates of Land Transaction Tax (LTT).
Do I pay additional property tax on a second home under £40,000?
Generally, no. If the purchase price is less than £40,000, the higher rates for additional residential properties do not apply under the systems used in England and Northern Ireland, Scotland and Wales.
If the property costs £40,000 or more, the relevant higher rates may apply depending on your circumstances. The £40,000 figure is a threshold rather than a tax-free allowance.
Does the calculator work across the whole UK?
Yes. Select where you are buying and the calculator will estimate the relevant property purchase tax for England and Northern Ireland, Scotland or Wales.
England and Northern Ireland use SDLT, Scotland uses LBTT and ADS for qualifying additional properties, and Wales uses LTT. Because each system has its own rates and rules, the same purchase price can result in a different tax bill depending on the location.
What if I am replacing my main home?
The tax treatment can be different if you are replacing your main residence rather than keeping your existing home as an additional property.
Higher rates may not apply in some circumstances when a main residence is being replaced. The rules and timescales differ across the UK, so this calculator should not be relied on to determine whether a main-residence replacement exception or refund applies to you. Your solicitor or conveyancer can confirm the correct treatment.
Will my actual tax bill be the same as the calculator?
Not necessarily. The calculator provides an estimate for general information only based on the purchase price, location and assumption that the relevant higher rates for an additional residential property apply.
Your final liability can depend on factors such as your existing property ownership, whether you are replacing your main residence, your residency status and any applicable exemptions or reliefs. Your solicitor or conveyancer should confirm the amount due before you complete the purchase.
Important information
These results are estimates for general information only and do not constitute personal tax, legal or mortgage advice.
The calculator is designed for individual buyers purchasing an additional residential property and assumes that the relevant higher property purchase tax rates apply.
Your final tax liability may vary depending on your circumstances, including whether you are replacing your main residence, your residency status, how the property is owned and whether any reliefs or exemptions apply. Confirm the amount due with your solicitor, conveyancer or qualified tax adviser before buying.
Rates last reviewed: 10 August 2026.
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