Stamp duty on second homes and buy-to-let in 2026
If you already own a home and buy another without selling the first, you'll normally pay the higher rates of stamp duty for additional properties. In England and Northern Ireland this adds 5 percentage points to every band.
Who pays the higher rates
- Buying a second home, holiday home or buy-to-let while you still own your main home.
- Buying a new main home before you've sold your old one.
- Buying a property through a limited company.
Properties bought for less than £40,000 don't attract the surcharge.
Rates for additional properties
| Part of the price | Standard | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
Worked examples
| Price | Main home (moving) | Additional property |
|---|---|---|
| £150,000 | £500 | £8,000 |
| £200,000 | £1,500 | £11,500 |
| £250,000 | £2,500 | £15,000 |
| £300,000 | £5,000 | £20,000 |
| £400,000 | £10,000 | £30,000 |
| £500,000 | £15,000 | £40,000 |
On a £200,000 buy-to-let, the surcharge adds £10,000 on top of the normal £1,500, making £11,500 in total. Non-UK residents pay a further 2 percentage points on top.
Getting the surcharge back
If you paid the higher rates because you bought your new main home before selling your old one, you can claim a refund of the extra if you sell the previous main home within three years. You claim from HMRC, and there are time limits, so diary it as soon as your sale completes.
Joint purchases
If you're buying with someone and either of you already owns a property anywhere in the world, the higher rates usually apply to the whole purchase. This often surprises couples where one partner still owns a flat.
Check your figure
Tick the additional property option in the stamp duty calculator to see the cost for your price. Rules have exceptions, so confirm with your solicitor before you commit.