Higher SDLT rates can apply
For a residential purchase in England or Northern Ireland that leaves a buyer owning more than one property, higher SDLT rates may apply. From 1 April 2025 these are generally 5 percentage points above the ordinary residential rates across the bands.
Illustrative second-home calculation
On a £350,000 additional residential property, the higher-rate estimate is £25,000. That is materially larger than the £7,500 standard-rate estimate for the same price. The calculator applies the bands progressively, so it does not charge the top rate on the whole purchase price.
Replacing a main residence can be different
The higher rates may not be the final answer if you are replacing your main home, including situations where the previous home is sold after the new purchase. The timing, ownership and transaction details matter. Check the official guidance and take conveyancing advice before relying on a calculation.
Budget beyond the deposit
Include SDLT, legal fees, survey costs, mortgage fees, insurance, repairs and a contingency reserve. Buy-to-let and second-home buyers should also test whether the expected rental or holiday income still supports the property after void periods, maintenance and tax.
Related calculators
Sources and review notes
Examples were independently calculated using the assumptions shown. Regional limits were checked against the official sources below on 12 October 2026.
This guide is educational information, not personal financial, investment, tax or legal advice.