SDLT on £500,000 in England & Northern Ireland
Second Home / Buy-to-Let · Mid-market · 2025-26 & 2026-27 rates
2025-26 stamp duty bill
£40,000
Effective rate: 8.00% · 5% higher rate surcharge: £25,000
SDLT on a £500,000 property as a second-home / additional-property buyer in England & Northern Ireland is £40,000 for the 2025-26 tax year (effective rate 8.00%). This includes a 5% higher rate surcharge of £25,000 on top of standard SDLT. The same purchase in 2026-27 is also £40,000 — bands and rates are unchanged year-on-year.
Band-by-band breakdown (England & Northern Ireland, 2025-26)
| Band | Taxable in this band | Rate | Tax |
|---|---|---|---|
| £0 – £125,000 | £125,000 | 0.00% | £0 |
| £125,001 – £250,000 | £125,000 | 2.0% | £2,500 |
| £250,001 – £925,000 | £250,000 | 5.0% | £12,500 |
| + 5% higher rate surcharge on full price | £500,000 | 5% | £25,000 |
| Total SDLT due | £40,000 | ||
Same purchase in the other UK jurisdictions
A £500,000 purchase by a second home / additional property costs different amounts depending on where the property sits — each jurisdiction sets its own bands.
| Jurisdiction | Tax | Total due | Effective rate |
|---|---|---|---|
| England & Northern Ireland (this page) | SDLT | £40,000 | 8.00% |
| Scotland | LBTT | £63,350 | 12.67% |
| Wales | LTT | £43,000 | 8.60% |
Different buyer type at £500,000
2026-27 rates
For 2026-27 the bands published by HMRC, Revenue Scotland, and the Welsh Revenue Authority are unchanged from 2025-26. The same £500,000 purchase as a second home / additional property in England & Northern Ireland costs £40,000 in 2026-27 — identical to 2025-26 (subject to any future Budget changes).
Run your own scenario
Different price, different buyer type, or completing in a different tax year? The interactive Stamp Duty Calculator handles SDLT, LBTT, and LTT with full FTB and surcharge logic. Buying with a mortgage? Pair with the Relocation Calculator for total moving costs.
Frequently asked questions
How much SDLT do you pay on a £500,000 property in England & Northern Ireland as a second home / additional property?
For 2025-26, SDLT on a £500,000 property in England & Northern Ireland as a second home / additional property is £40,000 — an effective rate of 8.00% on the purchase price. For 2026-27 the figure is £40,000. The breakdown by band is shown in the table on this page.
Why is the second-home SDLT on £500,000 in England & Northern Ireland so much higher?
England & Northern Ireland adds a 5% higher rate surcharge to every pound of an additional residential property purchase, on top of the standard banded rates. On £500,000 that surcharge alone is £25,000, bringing the total SDLT to £40,000. The surcharge applies to buy-to-let, holiday homes, and any purchase where the buyer already owns another dwelling worth £40,000+.
How does SDLT on £500,000 compare across the UK?
At £500,000 for a second home / additional property, the same purchase costs £63,350 in Scotland, £43,000 in Wales. England & Northern Ireland's figure is £40,000. Differences come from the band thresholds and rates set by HMRC (England & NI), Revenue Scotland (LBTT), and the Welsh Revenue Authority (LTT).
Are these SDLT rates the same in 2026-27?
Yes — for 2026-27 the bands and rates published by HMRC, Revenue Scotland, and the Welsh Revenue Authority are unchanged from 2025-26. The SDLT on £500,000 as a second home / additional property in England & Northern Ireland for 2026-27 is therefore £40,000, identical to the 2025-26 figure (subject to any future Budget changes).
What is the second-home SDLT surcharge in England?
England charges an extra 5% SDLT on every pound of an additional residential property, applied on top of the standard banded rates from the first £1. The surcharge rose from 3% to 5% on 31 October 2024. It applies to buy-to-let purchases, holiday homes, and any acquisition where the buyer already owns another dwelling anywhere in the world worth £40,000+.
Related Calculators
Mortgage Calculator
UK mortgage repayments with stamp duty, deposit, and total interest over the term.
First-Time Buyer Stamp Duty Calculator
FTB SDLT/LBTT/LTT — England £0–£300k relief with £500k cliff, Scotland £175k uncapped, Wales no relief.
Buy-to-Let & Second Home Stamp Duty Calculator
Additional-property surcharge: 5% England (Oct 2024), 8% Scotland ADS (Dec 2024), 5% Wales.