Upfront second home cost
Deposit, transfer tax, transaction fees, and setup costs.
Cost
Second Home Cost Calculator UK
Model the upfront and ongoing budget for a second home in England, Northern Ireland, Scotland, or Wales with clear transfer-tax assumptions.
Upfront cash needed£110,500Deposit, tax, fees, and setup
Property tax estimate£20,000England/Northern Ireland SDLT higher rates
Annual running cost£24,380£1,382 mortgage payment per month
Annual second home budget
Estimated annual mortgage and running costs.
Annual cost
Purchase Cost
Second home price£300,000
Deposit25.0% of purchase price£75,000
Mortgage principal£225,000
Property tax estimateUses England and Northern Ireland residential SDLT higher rates from 1 April 2025, including the 5% additional-property surcharge.£20,000
Legal, survey and broker fees£3,500
Furnishing and setup£12,000
Upfront cash estimate£110,500
Property Tax Bands
£0 to £125,000£125,000 at 5.0%£6,250
£125,000 to £250,000£125,000 at 7.0%£8,750
£250,000 to £925,000£50,000 at 10.0%£5,000
Ongoing Costs
Monthly mortgage payment5.5% over 25 years£1,382
Annual mortgage payments£16,580
Council tax or rates£2,400
Insurance and maintenance£3,000
Utilities and service charges£2,400
Annual total£24,380
Assumptions
Calculation notes
- Uses England and Northern Ireland residential SDLT higher rates from 1 April 2025, including the 5% additional-property surcharge.
- Second-home tax rules can depend on ownership position at completion, replacement-main-residence rules, companies, trusts, mixed-use property, leases, refunds, and reliefs.
- This is a planning estimate. Confirm the live tax position with the relevant official calculator, conveyancer, or tax adviser before a transaction.
Guide
How to use the Second Home Cost Calculator UK
Model the upfront and ongoing budget for a second home in England, Northern Ireland, Scotland, or Wales with clear transfer-tax assumptions. It is useful for screening property costs, affordability, yield, or renovation assumptions because it keeps inputs, charted outputs, notes, and related next steps on the same page.
Start by checking property tax region, second home price, deposit, mortgage rate, mortgage term, and legal, survey and broker fees. The results update as assumptions change, so you can compare scenarios before downloading a CSV report.
If rules, tax years, thresholds, or eligibility assumptions affect the result, review the calculation notes before acting on the output.
Inputs
Inputs to check
- Property tax region: Choose the option that best matches the case you are modelling.
- Second home price: Enter the value you want to test.
- Deposit: Enter the value % you want to test.
- Mortgage rate: Enter the value % you want to test.
- Mortgage term: Enter the value years you want to test.
- Legal, survey and broker fees: Enter the value you want to test.
FAQs
Second Home Cost Calculator UK FAQs
What is the Second Home Cost Calculator UK for?
Model the upfront and ongoing budget for a second home in England, Northern Ireland, Scotland, or Wales with clear transfer-tax assumptions. Use it when you want a quick, editable estimate with charted results and visible assumptions.
Which assumptions should I check first?
Start with property tax region, second home price, deposit, mortgage rate, mortgage term, and legal, survey and broker fees. Then review the calculation notes for anything the tool does not include.
Are the results exact?
The result is a planning estimate, not mortgage, tax, surveying, or legal advice. Confirm important property decisions with a lender, conveyancer, adviser, or official guidance.
Can I keep or compare the result?
Yes. Use the Download CSV button on the calculator page to export the current inputs, headline results, detailed rows, chart data, insights, and notes.
What should I try next?
Try Stamp Duty Calculator, Rental Yield Calculator, Mortgage Affordability Calculator, and House Part Exchange Calculator UK next. These tools are linked because they use related assumptions or answer the next practical question.