Answers · UK 2025/26
How much stamp duty will I pay on a £450,000 second home in England?
£35,000. Standard SDLT on £450,000 is £12,500, and the 5% additional-property surcharge adds £22,500 on the whole price, giving £35,000 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 £450,000 second home: standard SDLT is £0 on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £200,000 (£250,000 to £450,000, giving £10,000), totalling £12,500 of standard SDLT. The 5% additional-property surcharge is then applied to the whole £450,000 purchase price, not just the taxable portion, adding £22,500. Total SDLT due is £12,500 plus £22,500, which is £35,000. Someone replacing their main residence 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. At £450,000, landlords and second-home buyers should factor the full £35,000 SDLT bill into their return-on-investment calculations, since it represents nearly 7.8% of the purchase price -- a significant upfront cost that takes several years of rental yield or capital growth to recover compared with a main-residence purchase at the same price. Use the Stamp Duty calculator to check the exact figure for your purchase.
Try the calculator
More answers
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.