Answers · UK 2025/26
How much stamp duty will I pay on a £400,000 second home in England?
About £30,000. Standard SDLT on £400,000 is £10,000, and the 5% additional-property surcharge adds £20,000 on the whole price, giving £30,000 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. Worked example for £400,000: standard SDLT is 0% on the first £125,000, 2% on £125,000 to £250,000 (£2,500), and 5% on £250,000 to £400,000 (£7,500), giving £10,000. The 5% surcharge applies to all £400,000 = £20,000. Total SDLT is £30,000, an effective rate of 7.5% on the full purchase price. By contrast, the same property as your only home would cost just £10,000 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 -- a common trap for people who complete on a new main home before selling their old one, even briefly. If you sell your previous main home within 36 months, you can reclaim the surcharge portion from HMRC. Non-resident buyers pay a further 2% surcharge on top. Use the stamp duty calculator to model the surcharge, reclaim timing and your exact liability before exchanging 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.