Stamp duty on second homes and buy-to-let
Work out the stamp duty on an additional property, such as a second home or a buy-to-let.
Higher rates from HMRC, checked 13 November 2026.
Result
On a £300,000 home in England or Northern Ireland, as an additional property, the stamp duty is £20,000.
stamp duty to pay
| Up to £125,000 at 5% | £6,250.00 |
|---|---|
| £125,001 to £250,000 at 7% | £8,750.00 |
| £250,001 to £925,000 at 10% | £5,000.00 |
| Effective rate | 6.67% |
The same price in Scotland: £28,600 and Wales: £19,950.
Show the workings
| Step | Sum | Answer |
|---|---|---|
| Higher rates for an additional property | 5% added to every band | 5% |
| Up to £125,000 | £125,000 × 5% | £6,250.00 |
| £125,001 to £250,000 | £125,000 × 7% | £8,750.00 |
| £250,001 to £925,000 | £50,000 × 10% | £5,000.00 |
| Total | the parts added up, rounded down to the pound | £20,000.00 |
What this leaves out or assumes
- For a residential property in England or Northern Ireland, bought outright by an individual. Shared ownership, companies, leases and linked purchases have their own rules.
- You pay it within 14 days of completion. A solicitor or conveyancer usually pays it for you.
- If the property replaces your main home and you sell that home before you complete, the higher rates do not apply. If you sell it within 36 months after, you may be able to claim them back.
Where the figures come from
- Stamp Duty Land Tax: rate in band 1: 0%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 1: £125,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 2: 2%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 2: £250,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 3: 5%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 3: £925,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 4: 10%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: top of band 4: £1,500,000. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- Stamp Duty Land Tax: rate in band 5: 12%. Source: GOV.UK: Stamp Duty Land Tax, residential property rates. Checked 13 November 2026.
- SDLT higher rates for additional properties: added to each band: 5%. Source: HMRC: Stamp Duty Land Tax, buying an additional residential property. Checked 13 November 2026.
- Lowest price the SDLT higher rates apply to: £40,000. Source: HMRC: Stamp Duty Land Tax, buying an additional residential property. Checked 13 November 2026.
The higher rates
If buying a home means you will own more than one residential property worth £40,000 or more, anywhere in the world, you usually pay 5% more in every band, unless the new home replaces your main home.
| Part of the price | 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% |
| Price | Additional property | Your only home |
|---|---|---|
| £150,000 | £8,000 | £500 |
| £200,000 | £11,500 | £1,500 |
| £250,000 | £15,000 | £2,500 |
| £300,000 | £20,000 | £5,000 |
| £400,000 | £30,000 | £10,000 |
| £500,000 | £40,000 | £15,000 |
Replacing your main home
If the property replaces your main home and you sold your old main home before you complete, you do not pay the higher rates. If you have not sold it by then, you pay them, but you may be able to claim them back if you sell your old home within 36 months. HMRC explains the rules, including for couples, children and inherited property.
Scotland and Wales
In Scotland, the Additional Dwelling Supplement is 8% of the whole price, on top of LBTT. In Wales, additional properties pay the higher residential rates of Land Transaction Tax. Choose Scotland or Wales in the calculator to see them.