How much SDLT do I pay on a £1,000,000 property as a additional dwelling?

£93,750 of Stamp Duty Land Tax on a £1,000,000 purchase in England or Northern Ireland for the 2026/27 tax year, treated as a additional dwelling (second home or buy-to-let). That works out to an effective rate of 9.38% across the whole purchase price. Standard bands plus a +5% additional-property surcharge on every band (raised from 3% in the Autumn Budget 2024, effective 31 October 2024).

Why is the additional-property SDLT so much higher than a standard purchase?

The Autumn Budget 2024 raised the additional-property surcharge from 3% to 5%, effective 31 October 2024. It applies to every band including the £0 - £125,000 nil-rate band - a second home or buy-to-let pays 5% on the first £125,000 of price, which would otherwise be tax-free. At £1,000,000 the surcharge adds £50,000 on top of the standard £43,750.

Does this apply to buy-to-let, holiday homes, and inherited shares?

Yes - the surcharge applies to any residential property purchase that will leave you owning more than one residential property at completion. That includes buy-to-let, holiday homes, properties bought through a limited company, and second homes for personal use. Inherited shares of a property count toward the "more than one" test, even if the share is small or in another country.

Can I reclaim the surcharge if it was charged in error?

Yes, in two situations. (1) If you've replaced your main home but completed the new purchase before selling the old one, you can reclaim the surcharge after selling within 36 months. (2) If HMRC charged the surcharge but you only ever owned one residential property at completion, you can correct the SDLT return within 12 months. Reclaims go through the solicitor or directly to HMRC SDLT helpline.

£1,000,000 property as Additional dwelling: SDLT calculation 2026/27

Buying a £1,000,000 property in England or Northern Ireland as a additional dwelling (second home or buy-to-let) in the 2026/27 tax year? Stamp Duty Land Tax comes to £93,750, an effective rate of 9.38% across the whole purchase price. Standard bands plus a +5% additional-property surcharge on every band (raised from 3% in the Autumn Budget 2024, effective 31 October 2024). Figures below are computed live from the same engine that powers the main SDLT calculator and reproduce against HMRC's official tool.

Mortgage context: at a 10% deposit (£100,000), the loan needed is £900,000. At a standard 4.5x loan-to-income multiplier the household would need £200,000 of gross annual income to qualify. See the mortgage affordability calculator for stress-tested monthly payments.

Headline figure

Total SDLT due

£93,750

Effective rate

9.38%

Cash needed at completion (SDLT + 10% deposit)

£193,750

Band breakdown

SDLT is charged in slices: each portion of the purchase price falls into one band and is taxed at that band's rate. The figures below match the gov.uk SDLT bands for the standard bands plus the +5% additional-property surcharge applied across every band.

Band	Rate	Amount in band	Tax
£0 - £125,000	5.0%	£125,000	£6,250
£125,000 - £250,000	7.0%	£125,000	£8,750
£250,000 - £925,000	10.0%	£675,000	£67,500
£925,000 - £1,500,000	15.0%	£75,000	£11,250
Total SDLT		£1,000,000	£93,750

Same £1,000,000 price across all buyer types

Buyer status changes the SDLT bill dramatically at the same purchase price. The table below shows every scenario the SDLT engine handles for £1,000,000.

Buyer type	SDLT due	Effective rate	vs mover	Page
First-Time Buyer	£43,750	4.38%	£0	View
Mover	£43,750	4.38%	-	View
Additional dwelling (this page)	£93,750	9.38%	+£50,000	-
Non-UK resident	£63,750	6.38%	+£20,000	View

Same buyer type at other price points

How SDLT scales for a additional dwelling as the purchase price moves up and down the ladder.

Price	SDLT due	Effective rate	Page
£1,000,000 (this page)	£93,750	9.38%	-
£625,000	£52,500	8.40%	View
£750,000	£65,000	8.67%	View
£1,250,000	£131,250	10.50%	View

Property tax in Scotland and Wales at £1,000,000

SDLT applies in England and Northern Ireland only. Scotland charges LBTT (different bands plus an 8% Additional Dwelling Supplement on the whole price); Wales charges LTT (no first-time-buyer relief). The same £1,000,000 purchase at the closest equivalent buyer status:

Region / tax	Tax due	Effective rate	Calculator
England / NI - SDLT (this page)	£93,750	9.38%	SDLT
Scotland - LBTT	£158,350	15.83%	LBTT £1,000,000
Wales - LTT	£111,200	11.12%	LTT £1,000,000

Mortgage affordability at £1,000,000

Buying a £1,000,000 property typically means a 10% deposit (£100,000) plus the £93,750 of SDLT. The loan needed is £900,000. Lender loan-to-income multipliers determine the income required:

Multiplier	Income needed	Common availability
4.0x (conservative)	£225,000	Most lenders' default for joint applicants
4.5x (standard)	£200,000	FPC portfolio-cap threshold; typical sole strong-income offer
5.0x (stretch)	£180,000	Specialist lenders, strong affordability evidence

Run the full affordability stress test (rate + 3pp, monthly payments, regional transaction tax) on the mortgage affordability calculator.

Next steps

Stamp Duty calculator hub - run any custom price + buyer combination.
Mortgage affordability calculator - income, deposit, and monthly-payment context.
Scotland LBTT calculator - different bands plus 8% ADS on additional dwellings.
Wales LTT calculator - different bands again; no FTB relief.
All buyer types at £1,000,000 - side-by-side four-scenario page.

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Frequently asked questions

How much SDLT do I pay on a £1,000,000 property as a additional dwelling?: £93,750 of Stamp Duty Land Tax on a £1,000,000 purchase in England or Northern Ireland for the 2026/27 tax year, treated as a additional dwelling (second home or buy-to-let). That works out to an effective rate of 9.38% across the whole purchase price. Standard bands plus a +5% additional-property surcharge on every band (raised from 3% in the Autumn Budget 2024, effective 31 October 2024).
Why is the additional-property SDLT so much higher than a standard purchase?: The Autumn Budget 2024 raised the additional-property surcharge from 3% to 5%, effective 31 October 2024. It applies to every band including the £0 - £125,000 nil-rate band - a second home or buy-to-let pays 5% on the first £125,000 of price, which would otherwise be tax-free. At £1,000,000 the surcharge adds £50,000 on top of the standard £43,750.
Does this apply to buy-to-let, holiday homes, and inherited shares?: Yes - the surcharge applies to any residential property purchase that will leave you owning more than one residential property at completion. That includes buy-to-let, holiday homes, properties bought through a limited company, and second homes for personal use. Inherited shares of a property count toward the "more than one" test, even if the share is small or in another country.
Can I reclaim the surcharge if it was charged in error?: Yes, in two situations. (1) If you've replaced your main home but completed the new purchase before selling the old one, you can reclaim the surcharge after selling within 36 months. (2) If HMRC charged the surcharge but you only ever owned one residential property at completion, you can correct the SDLT return within 12 months. Reclaims go through the solicitor or directly to HMRC SDLT helpline.