Upfront second home cost
Deposit, transfer tax, transaction fees, and setup costs.
Cost
Second Home Cost Calculator UK
Estimate UK second home purchase costs, including regional property tax assumptions, deposit, fees, setup costs, mortgage payments, and annual running costs.
Your Results
Second Home Cost
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.
Ownership cost
How the second-home cost picture is built
This tool keeps one-off buying costs separate from recurring ownership costs so the holding cost is harder to miss.
Cost stack
The calculator combines purchase costs, running costs, finance costs, tax assumptions and possible income or capital-gain context for a second-home scenario.
It is designed to show the annual cash-flow impact as well as the upfront cost.
Ownership pathpurchase price and tax assumptions + annual running costs + finance costs - income -> estimated cost and cash-flow view
Second-property scenario
Example: buy-to-use second property
- Purchase price: entered by user
- Council tax/rates and running costs: entered by user
- Mortgage assumptions: optional
Result: The output separates one-off purchase costs from recurring ownership costs.
A second home can be affordable to buy but expensive to hold.
Upfront cost versus annual drag
- Letting income, finance-cost tax relief, CGT and local rules can materially change the result.
- Model pessimistic running costs before relying on occasional rental income.
Content reviewed: 7 September 2026.
Guide
Second Home Cost Calculator UK notes
Model the upfront and ongoing budget for a second home in England, Northern Ireland, Scotland, or Wales with clear transfer-tax assumptions.
Review the calculation notes where rules, tax years, thresholds, or eligibility affect the result.
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.