How higher-rate SDLT is calculated
Where the higher-rate conditions apply, 5 percentage points are added to each ordinary residential SDLT band. That includes the first band, which is normally tax-free. The increase is not 5% of your ordinary stamp duty bill.
On a £350,000 additional property, the tax is £25,000 for a UK-resident individual under these assumptions. Standard SDLT would be £7,500, so the additional-property element is £17,500. The result table shows the combined rate for each slice.
| Portion of purchase price | Rate |
|---|---|
| Up to £125,000 | 5% |
| Over £125,000 to £250,000 | 7% |
| Over £250,000 to £925,000 | 10% |
| Over £925,000 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Does every second property attract the surcharge?
The higher rates generally concern a purchase of at least £40,000 that leaves a buyer owning another qualifying residential interest. Other property outside the UK can count. Purchases involving spouses, civil partners, joint buyers, inherited interests or trusts require a closer eligibility check.
Replacing a main residence is a significant exception. Owning two properties at some point does not, by itself, tell you the final tax treatment. Use the additional-property option for tax due upfront when applicable, and keep any potential refund separate from your completion budget.
Buying your new home before selling the old one
If you have not sold the previous main home by completion, the higher rates may be payable even though you intend the new home to replace it. Selling the previous home within the required period may enable a refund when the conditions are met.
For current cases, the usual sale window is three years, and there is also a separate deadline for submitting the refund claim. The calculator does not automatically subtract a future repayment. Our refund guide explains what to check.
Holiday homes, overseas buyers and companies
A holiday home can be an additional dwelling just as a rental property can. If the SDLT non-resident surcharge applies too, it adds a further 2 percentage points. Select that option separately rather than assuming higher rates already include it.
This calculator is for individuals. A purchase through a limited company or certain other bodies can involve separate rules, particularly above £500,000. It is not a company tax calculator. Scottish ADS and Welsh higher-rate LTT also need their own tools.
RESEARCH & CORRECTIONS
Sources and review
Researched and maintained by StampDutyCal. Checked on against the official sources below. This is our own research, not an independent professional tax review. We update the website when rules change.