Answers · UK 2025/26
How much stamp duty will I pay on a £200,000 second home in England?
About £11,500. Standard SDLT on £200,000 is £1,500, and the 5% additional-property surcharge adds £10,000 on the whole price, giving £11,500 total in England and Northern Ireland.
Full answer
Buying an additional residential property (a second home or buy-to-let) in England or Northern Ireland triggers a 5% surcharge on top of standard SDLT, applied to the entire purchase price, not just the top slice. Worked example for £200,000: standard SDLT is 0% on the first £125,000, then 2% on £125,000 to £200,000 (£1,500). The 5% surcharge applies to all £200,000 = £10,000. Total SDLT is £11,500. By contrast, the same property as your only home would cost just £1,500 in standard SDLT. The surcharge applies if, at the end of the day of purchase, you own two or more residential properties and are not replacing your main residence. If you sell your previous main home within 36 months of buying the new one, you can reclaim the surcharge portion by applying to HMRC. Non-resident buyers pay a further 2% on top of the additional-property rates. Scotland and Wales run separate systems (LBTT with an 8% Additional Dwelling Supplement, and LTT with higher residential rates), so these figures are for England and Northern Ireland only. Use the stamp duty calculator to model the surcharge and any reclaim scenario before you exchange contracts.
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This answer is informational only and does not constitute financial, tax or legal advice. Figures are for the 2025/26 UK tax year. See our methodology and sources.