Stamp Duty Guide

Do You Pay Stamp Duty on Second Homes?

Buying a second home usually means paying more stamp duty than a standard home mover. This guide explains why additional properties can cost more and how to estimate the surcharge.

Do second homes have higher stamp duty?

In many cases, yes. If you already own a property and buy another one, higher stamp duty rates may apply. This can include holiday homes, second homes, and some investment properties.

The surcharge can make a big difference to the total cash you need before completion.

Who can be affected?

Holiday home buyers purchasing an extra property.
Buy-to-let investors buying a rental property.
Homeowners buying another property before selling their current home.
Joint buyers where one person already owns property.

Why the surcharge matters

The additional-property surcharge is easy to underestimate. On higher-value purchases, it can add thousands to the upfront cost.

That is why it is worth checking the second-home setting before assuming a standard stamp duty figure.

Estimate second home stamp duty

Use the Stamp Duty Calculator and choose the relevant buyer type to estimate your second home or additional property stamp duty.

Use Stamp Duty Calculator →

FAQs

Is a buy-to-let property treated like a second home?

Buy-to-let purchases often fall under additional property rules and may attract a surcharge.

Can I reclaim the surcharge if I sell my old home?

In some situations, buyers may be able to reclaim the surcharge if they sell their previous main residence within the required timeframe.

Does a holiday home count as an additional property?

A holiday home can count as an additional property if you already own another home.

Is second home stamp duty paid upfront?

Stamp duty is normally handled after completion, but buyers should budget for it upfront.