The short answer
Buying an additional residential property triggers a surcharge on top of the standard rates:
- England & Northern Ireland: +5 percentage points (SDLT)
- Scotland: +8 percentage points (the Additional Dwelling Supplement, part of LBTT)
- Wales: +4 percentage points (the higher residential rates, part of LTT)
Crucially, this surcharge applies to the entire purchase price, not just the amount above a threshold — so even a relatively cheap additional property attracts the full surcharge on its whole value.
Check your exact figure
Use the calculator to see your surcharge instantly — select "Additional property" under buyer status and switch nation tabs to compare England, Scotland and Wales.
Open the calculator →Why does this surcharge exist?
The surcharge was introduced to cool demand from investors and second-home buyers, particularly in areas where local buyers were being priced out by buy-to-let purchases and holiday homes. It's a deliberate policy lever, which is also why it tends to move at Budgets — governments raise or lower it to influence the housing market, so it's worth checking current rates rather than relying on older articles (including this one, over time).
What counts as an "additional property"?
This catches more situations than people expect:
- Buy-to-let purchases — even your first rental property, if you already own your main home
- Second homes — holiday homes, homes for family members, homes you intend to renovate
- Replacing your main home before selling the old one — if you buy a new main residence before your current one sells, you technically own two properties and pay the surcharge upfront
- Inherited property — if you inherit a share of a property (even a small one) and then buy another, this can count depending on the size of the share and how long you've owned it
The exact rules have specific carve-outs and time limits, so if your situation is unusual (inherited shares, overseas property, jointly-owned property with a partner who has their own separate home), it's worth a quick check with a solicitor rather than assuming either way.
Can you get the surcharge back?
Yes — in the "replacing your main home" scenario above. If you buy your new home before selling your old one, you pay the surcharge at completion, but if you sell your previous main residence within a set window afterwards, you can claim a refund of the surcharge portion.
- England & Northern Ireland: must sell within 36 months to claim the refund
- Scotland: must sell within 18 months
- Wales: must sell within 36 months
Refund claims are made directly to HMRC (or Revenue Scotland / Welsh Revenue Authority) after the sale completes — your solicitor can usually handle this, but it doesn't happen automatically, so make sure it's actioned.
Worked example
Say you already own your home and you're buying a buy-to-let flat in England for £220,000.
Without the surcharge (standard rates)
With the additional property surcharge
That's the difference between owning it as your only home versus as an additional property — nearly £11,000 more, on a fairly modest purchase price. This is exactly the kind of jump that catches first-time landlords off guard, so it's worth budgeting for from the outset rather than discovering it at completion.
Does this affect mortgage affordability?
Indirectly, yes. The surcharge is a one-off cost paid on completion (not rolled into your mortgage), so it needs to come from your own funds — typically on top of your deposit. Lenders don't usually factor stamp duty into affordability calculations directly, but you'll need to make sure you have enough cash available for deposit + surcharge + legal fees + any renovation budget, not just the deposit alone.
See the full picture
Use the mortgage calculator alongside the stamp duty figure above to work out what you'll need upfront versus what you'll be repaying monthly.
Open the mortgage calculator →Frequently asked questions
Does the surcharge apply if my "additional" property is actually cheaper than my main home?
Yes. The surcharge applies regardless of which property is more expensive — it's based on the fact that you'll own more than one property, not the relative value of either.
I'm buying with a partner who doesn't own a property. Do we still pay the surcharge?
Usually yes, if either buyer already owns a property. The surcharge generally applies if any purchaser (or their spouse/civil partner) owns another property anywhere in the world, even if the other buyer is a genuine first-time buyer.
Does owning property abroad count?
Yes, in most cases. Owning residential property anywhere in the world — not just the UK — can trigger the surcharge on a UK purchase, so don't assume overseas property is exempt.
Is the surcharge the same for companies buying property?
No — companies and other "non-natural persons" purchasing residential property often face different (sometimes higher) rates, particularly for higher-value properties. This guide covers individual buyers; company purchases are a separate topic worth professional advice on.
This guide is for general information and doesn't constitute financial or legal advice. Rules around additional property surcharges and refunds can change at government Budgets — always confirm your specific situation with a solicitor or conveyancer before completing a purchase.