Additional property
Stamp Duty on a second home
In England and Northern Ireland the higher residential rates are the standard bands plus 5 percentage points, in force from 31 October 2024. Replacing a main home is not automatically this rate.
| Price | Moving home | Additional property | Difference |
|---|---|---|---|
| £125,000 | £0 | £6,250 | £6,250 |
| £200,000 | £1,500 | £11,500 | £10,000 |
| £250,000 | £2,500 | £15,000 | £12,500 |
| £300,000 | £5,000 | £20,000 | £15,000 |
| £400,000 | £10,000 | £30,000 | £20,000 |
| £500,000 | £15,000 | £40,000 | £25,000 |
| £600,000 | £20,000 | £50,000 | £30,000 |
| £1,000,000 | £43,750 | £93,750 | £50,000 |
The difference is 5% of the price. A £300,000 additional property is £20,000, against £5,000 when the purchase replaces a main home.
Scotland adds 8% ADS
Additional Dwelling Supplement is 8% of the whole price for relevant contracts on or after 5 December 2024, where the price is £40,000 or more. It sits on top of standard LBTT. Contracts on or before 4 December 2024 can stay at 6%. These illustrations use 8%.
Wales uses a separate higher-rate table
Welsh higher rates from 11 December 2024 are not the main bands plus a flat percentage. The whole calculation switches to the higher table.
A buy-to-let purchase is not always an additional-property purchase. Replacing a main home, a company purchase, and six or more dwellings can follow different rules. The buy-to-let guide covers the mortgage questions. It does not decide the tax return.
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Your home may be repossessed if you do not keep up repayments on your mortgage.
These figures are illustrative.
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