Calculate the Stamp Duty Land Tax (SDLT) for additional properties, including second homes and buy-to-let investments in England and Northern Ireland.
Total Stamp Duty Payable:£0
Effective Tax Rate:0%
What is the Higher Rate Stamp Duty?
In England and Northern Ireland, if you purchase an additional residential property (such as a holiday home or a buy-to-let investment) and you already own another property anywhere in the world, you are usually required to pay a 3% surcharge on top of the standard Stamp Duty Land Tax (SDLT) rates. This is commonly referred to as the "Higher Rate" or "Additional Property Surcharge."
Current Higher Rate SDLT Bands (Residential)
Property Value Band
Standard Rate
Higher Rate (+3% Surcharge)
£0 – £250,000
0%
3%
£250,001 – £925,000
5%
8%
£925,001 – £1,500,000
10%
13%
Over £1,500,000
12%
15%
Example Calculation
If you buy a second home for £400,000, the higher rate SDLT is calculated as follows:
First £250,000: Taxed at 3% = £7,500
Remaining £150,000: Taxed at 8% = £12,000
Total SDLT Payable: £19,500
Who must pay the surcharge?
The surcharge generally applies if:
The property is a residential dwelling.
The purchase price is £40,000 or more.
You already own a share in another residential property (unless you are replacing your main residence).
The property is being bought by a company or trust.
If you sell your previous main residence within 36 months of buying your new one, you may be eligible to claim a refund of the 3% surcharge portion.
function calculateSDLT() {
var price = parseFloat(document.getElementById('propertyValue').value);
var resultsDiv = document.getElementById('sdltResults');
var totalTaxDisplay = document.getElementById('totalTax');
var effectiveRateDisplay = document.getElementById('effectiveRate');
var breakdownDisplay = document.getElementById('breakdown');
if (isNaN(price) || price < 0) {
alert("Please enter a valid property price.");
return;
}
// Rates including the 3% surcharge
var bands = [
{ upTo: 250000, rate: 0.03 },
{ upTo: 925000, rate: 0.08 },
{ upTo: 1500000, rate: 0.13 },
{ upTo: Infinity, rate: 0.15 }
];
var totalTax = 0;
var remainingPrice = price;
var previousLimit = 0;
var breakdownHTML = "Calculation Breakdown:";
for (var i = 0; i previousLimit) {
taxableInBand = Math.min(price, limit) – previousLimit;
var taxInBand = taxableInBand * rate;
totalTax += taxInBand;
if (taxableInBand > 0) {
breakdownHTML += "£" + taxableInBand.toLocaleString() + " at " + (rate * 100) + "% = £" + taxInBand.toLocaleString() + "";
}
}
previousLimit = limit;
}
var effectiveRate = (price > 0) ? (totalTax / price) * 100 : 0;
totalTaxDisplay.innerHTML = "£" + totalTax.toLocaleString(undefined, {minimumFractionDigits: 2, maximumFractionDigits: 2});
effectiveRateDisplay.innerHTML = effectiveRate.toFixed(2) + "%";
breakdownDisplay.innerHTML = breakdownHTML;
resultsDiv.style.display = 'block';
}