Answers · UK 2025/26
How much stamp duty will I pay on a GBP 275,000 second home in England?
About GBP 16,500. Standard SDLT on GBP 275,000 is GBP 3,750, and the 5% additional-property surcharge adds GBP 13,750 on the whole price, giving GBP 16,500 total in England and Northern Ireland.
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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 GBP 275,000: standard SDLT is 0% on the first GBP 125,000, 2% on GBP 125,000 to GBP 250,000 (GBP 2,500), and 5% on GBP 250,000 to GBP 275,000 (GBP 1,250) = GBP 3,750. The 5% surcharge applies to all GBP 275,000 = GBP 13,750. Total SDLT is GBP 16,500. By contrast, the same property as your only home would cost just GBP 3,750. 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. Non-resident buyers pay a further 2% on top. Note Scotland and Wales run separate systems (LBTT with a 8% Additional Dwelling Supplement, and LTT with higher residential rates) so these figures are England and Northern Ireland only. Use the stamp duty calculator to model the surcharge and the reclaim scenario before you exchange. Confirm current rates and the refund process on gov.uk.
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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.