SDLT Second Home & Buy-to-Let Calculator
Calculate Stamp Duty Land Tax for additional properties in England, including the 5% surcharge introduced in the October 2024 Autumn Budget.
SDLT Second Home & Buy-to-Let Calculator
England SDLT 2024/25 — including 5% additional dwelling surcharge (from 31 Oct 2024 Autumn Budget)
SDLT rates for second homes 2024/25
| Band | Standard rate | Additional dwelling (from 31 Oct 2024) |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
Key SDLT planning points
- 5% surcharge from 31 Oct 2024: The October 2024 Budget raised the additional dwelling surcharge from 3% to 5%. All purchases completing from that date are affected — no transitional relief was provided.
- Replacing main home: If you sell your previous main residence on the same day you complete the new purchase, the surcharge is not charged. If the sale is delayed, pay the surcharge and reclaim within 12 months of the sale.
- First-time buyer relief: 0% on the first £425,000; relief withdrawn entirely if the price exceeds £625,000. This relief does not apply to buy-to-let purchases.
- Company purchases: Companies always pay the additional 5% surcharge on residential property, even for a first purchase — and face an extra 15% flat rate for properties over £500,000 bought through a corporate envelope.
- Mixed-use discount: If part of the property is commercial (e.g. a shop with a flat above), non-residential SDLT rates apply to the whole, which can significantly reduce the bill — no surcharge applies to non-residential purchases.