Second Home Calculator

Additional Property Tax

Second Home Stamp Duty Calculator

Calculate stamp duty on second homes and holiday properties. Our second home stamp duty calculator includes the 5% additional property surcharge that applies to all second property purchases.

+5% Surchargeapplies to all second home purchases
£

Additional Property Rates

5% surcharge on top of standard rates

Up to £125,0005%
£125,001 to £250,0007%
£250,001 to £925,00010%
£925,001 to £1.5m15%
Above £1.5 million17%
Stamp Duty to Pay
£25,000
7.14% effective rate
Property Price
£350,000
Base Tax
£7,500
+5% Surcharge
£17,500

Tax Breakdown

Tax by Band

Compare Buyer Types

Detailed Calculation

BandTaxable AmountRateTax
Up to £125,000£125,0000%£0
£125,001 to £250,000£125,0002%£2,500
£250,001 to £925,000£100,0005%£5,000
Additional Property Surcharge£350,0005%£17,500
Total Stamp Duty£25,000

Second Home Stamp Duty Rates 2025

Second Home Stamp Duty Rates

Standard rates + 5% surcharge:

  • Up to £125,0005%
  • £125,001 - £250,0007%
  • £250,001 - £925,00010%
  • £925,001 - £1.5m15%
  • Over £1.5 million17%

Second Home Examples

  • £250,000 holiday home£15,000
    vs £2,500 for main residence
  • £400,000 coastal cottage£30,000
    vs £10,000 for main residence
  • £750,000 country retreat£65,000
    vs £27,500 for main residence

Second Home Stamp Duty FAQ

How much extra stamp duty on a second home?
Second homes attract a 5% surcharge on top of standard stamp duty rates. This applies from £0, so a £200,000 second home would incur £11,500 stamp duty (compared to £1,500 for a main residence). Use our second home stamp duty calculator above for your exact amount.
Can I get the second home stamp duty surcharge refunded?
Yes, if you're replacing your main residence. If you buy a new home before selling your old one, you pay the surcharge initially. If you sell your previous main residence within 36 months, you can claim a refund of the 5% surcharge. The claim must be made within 12 months of the sale.
Do I pay the surcharge on inherited properties?
Inheriting a property doesn't trigger stamp duty. However, if you already own an inherited property and then buy another home, the surcharge may apply because you'd own multiple properties. There are exemptions if your inherited share is worth less than £40,000.
What counts as a second home for stamp duty?
Any residential property you purchase while owning another property counts as a second home. This includes holiday homes, investment properties, buy-to-lets, and properties abroad. The surcharge applies whether the additional property is worth £40,000 or more.