How much stamp duty on a £350,000 second home purchase in 2026/27?

Full answer

When you purchase an additional residential property -- a second home, holiday let, or buy-to-let -- HMRC applies a 3% SDLT surcharge on top of standard rates across every band. **2026/27 SDLT Rates -- Additional Property (including 3% surcharge)** | Band | Standard Rate | Surcharge | Total Rate | |---|---|---|---| | Up to £125,000 | 0% | 3% | 3% | | £125,001--£250,000 | 2% | 3% | 5% | | £250,001--£925,000 | 5% | 3% | 8% | | £925,001--£1,500,000 | 10% | 3% | 13% | | Above £1,500,000 | 12% | 3% | 15% | **Calculation for £350,000 second home** 1. £0--£125,000: £125,000 x 3% = £3,750 2. £125,001--£250,000: £125,000 x 5% = £6,250 3. £250,001--£350,000: £100,000 x 8% = £8,000 **Total SDLT: £18,000** **Comparison with standard (main residence) purchase at £350,000** 1. £0--£125,000: 0% = £0 2. £125,001--£250,000: 2% = £2,500 3. £250,001--£350,000: 5% = £5,000 Standard total: **£7,500** The surcharge adds: £18,000 - £7,500 = **£10,500 extra tax** **Who does the surcharge apply to?** - Anyone who owns (or whose spouse or civil partner owns) another residential property anywhere in the world at the time of completion - Companies purchasing residential property (subject to additional rules) **Who is exempt?** - First-time buyers (by definition they cannot own an additional property) - Buyers completing on a new main residence within 36 months of selling a previous main residence -- the surcharge may be reclaimed **Surcharge refund** If you purchase a new main home before selling your old one, you pay the surcharge at completion but can reclaim it from HMRC within 12 months of selling your previous main residence (or within 12 months of the filing date, whichever is later). Use a stamp duty calculator to model your exact liability.

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