Answers · UK 2025/26
How much stamp duty will I pay on a £250,000 second home in England?
£15,000. Standard SDLT on £250,000 is £2,500, and the 5% additional-property surcharge adds £12,500 on the whole price, giving £15,000 total in England and Northern Ireland.
Full answer
Buying an additional residential property in England or Northern Ireland -- a second home, holiday home or buy-to-let -- attracts standard Stamp Duty Land Tax (SDLT) plus a flat 5% surcharge on the entire purchase price. For a £250,000 second home: standard SDLT is £0 on the first £125,000, then 2% on the remaining £125,000 (£125,000 to £250,000), giving £2,500 of standard SDLT. The 5% additional-property surcharge is then applied to the whole £250,000 purchase price, not just the taxable portion, adding £12,500. Total SDLT due is £2,500 plus £12,500, which is £15,000 -- ten times more than the £2,500 an equivalent main-residence buyer with no other property would pay at the same price. Someone replacing their main residence (selling their old main home and buying a new one) does not pay the surcharge, even temporarily, provided the sale of the old home completes on or before the purchase of the new one; if the sale happens afterwards, the surcharge is paid upfront and can be reclaimed from HMRC within a set time limit once the previous main residence is sold. First-time buyer relief never applies to additional properties, since by definition a second home buyer already owns residential property. Use the Stamp Duty calculator to check the exact figure for your purchase.
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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.