Second home
stamp duty calculator
Estimate the tax on buying a second home for your own use. Choose England, Northern Ireland, Scotland or Wales to see your estimated bill and a breakdown of how it is calculated.
Your results
Enter the purchase price, choose the location and select Calculate tax.
Estimated property purchase tax
£0
How this is calculated
| Price portion | Rate | Tax |
|---|---|---|
| Total | £0 | |
Planning your second-home purchase
Allow for legal fees, surveys and any mortgage fees alongside your tax estimate.
Explore your second home mortgage options to understand deposits, what lenders look for and how to arrange your borrowing.
Important information
These figures are estimates for general information only. They are not personal tax, legal or mortgage advice.
This calculator is for individuals buying a second home for their own use while keeping their main home. It assumes the relevant higher tax rates apply and does not assess whether they apply to your circumstances.
It does not cover purchases by companies or trusts, shared ownership, linked transactions, multiple dwellings or tax on lease rents. Reliefs, exemptions, transitional rules and the non-UK resident SDLT surcharge are also excluded.
Your circumstances may affect the final bill. Ask your solicitor or conveyancer to confirm the amount before you complete your purchase.
Rates checked: 12 September 2026. Figures are estimates rounded down to whole pounds; the breakdown includes this rounding. Tax rules and rates may change.
Your next steps
Use these tools to plan your borrowing, check monthly repayments and understand the deposit you may need.
MORTGAGE RATES
Explore current mortgage rates and costs
Browse current mortgage rates to help plan your budget. The products available will depend on your circumstances and intended use of the property.
Compare mortgage rates →
REPAYMENTS
Estimate your monthly mortgage repayments
See how the amount you borrow, interest rate and mortgage term affect your monthly repayments.
Calculate repayments →
LOAN-TO-VALUE
Check your deposit and loan-to-value
See what share of the property’s value your mortgage would cover, based on your deposit.
Calculate your LTV →
How Muttuo can help
Buying a second home means planning for the costs of both properties. Our advisers can review your circumstances, explain what lenders look for and compare mortgage options from 100+ lenders.
Your questions answered
How is stamp duty calculated on a second home?
n England and Northern Ireland, stamp duty is calculated in bands, with a different rate applied to each part of the purchase price.
For example, buying a £200,000 second home where the higher rates apply means paying 5% on the first £125,000 (£6,250) and 7% on the remaining £75,000 (£5,250). This gives an estimated bill of £11,500, excluding any non-UK resident surcharge.
For a property in Scotland or Wales, select the location in the calculator to see the breakdown under the relevant tax system.
Why can a second home mean more tax?
Keeping one home while buying another can bring your purchase within the higher tax rules. In England and Northern Ireland, qualifying purchases usually attract an extra five percentage points on top of the standard SDLT rates.
Do the higher rates apply below £40,000?
A straightforward purchase of one home for less than £40,000 generally falls outside the higher rates or supplement. At £40,000 or more, they may apply. The threshold is not a £40,000 tax-free allowance.
Does the calculator cover the whole UK?
Yes. Choose where the property is located:
- England and Northern Ireland: Stamp Duty Land Tax (SDLT).
- Scotland: Land and Buildings Transaction Tax (LBTT), plus the Additional Dwelling Supplement (ADS).
- Wales: Land Transaction Tax (LTT).
The calculator uses the relevant rates for a qualifying second-home purchase.
What if I am replacing my main home?
If you sell your old main home and buy a replacement, an exception to the higher rates may apply. Buying before you sell can mean paying the higher tax first, with a possible refund later. Conditions and deadlines depend on where you buy. This calculator does not assess whether you qualify.
Could my final tax bill be different?
Yes. This is an estimate based on the price, location and the calculator’s assumptions. Reliefs, your residency status and the property you already own can affect the amount due. Ask your solicitor or conveyancer to confirm the tax before you complete your purchase.
Your home may be repossessed if you do not keep up repayments on your mortgage.