Home Buying Cost Calculator (2026/27)Home Buying Cost Calculator
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Calculator checked against GOV.UK, Revenue Scotland and Welsh Revenue Authority rules on (how we check).
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Band-by-band tax breakdown ▼
| Band | Taxable slice | Rate | Tax |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0.0% | £0 |
| £125,001 to £250,000 | £35,000 | 2.0% | £700 |
| Additional property surcharge | £160,000 | 5.0% | £8,000 |
| Total | £320,000 | — | £8,700 |
Estimates only. Confirm with your conveyancer and official calculators. Sources.
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Cash you need — and when it's due
Deposit + costsThe all-in figure above is your tax and buying fees. But the real cash you need from savings also includes your deposit — and it's not all due on the same day. Set your deposit below to see the true total and the payment timeline.
Assumes a 10% exchange deposit (or your full deposit if smaller). Your lender, not this tool, sets the minimum deposit it will accept. Excludes mortgage interest, moving and ongoing costs. Estimates only — confirm exact figures with your conveyancer.
Second-home costs on £160,000
Models additional-property treatment and full all-in costs including editable fee assumptions.
Share URL: /results?price=160000...
At a glance
- Property tax total: £8,700
- Fees total: £2,699
- All-in total: £11,399
- Effective tax rate: 5.44%
- Marginal tax rate: 5.0%
- Most tax comes from Additional property surcharge at 5.0% (£8,000).
Assumptions used
- Tax year: 2026/27
- Nation basis: England / Northern Ireland
- Buyer scenario: Additional Property Buyer
- Legal fees: £1,200
- Survey: £500
- Mortgage fee: £999
These are typical estimates. Your actual costs may differ.
Guides for the costs at this price
What changes at this threshold?
Compare nearby price brackets with the same assumptions to see how tax and all-in totals move.
How £8,700 on a £160,000 second home is worked out
Stamp Duty on a £160,000 buy-to-let or second home is £8,700 (5.44%). Each band carries an extra 5%, so the surcharge, £8,000, reaches the slice a main-home buyer pays nothing on.
Of the £8,700, £8,000 is surcharge and £700 is what a home mover would pay.
| Band | Higher rate | Part of £160,000 | Tax |
|---|---|---|---|
| Up to £125,000 | 5% | £125,000 | £6,250 |
| £125,001 to £250,000 | 7% | £35,000 | £2,450 |
England and Northern Ireland, 2026/27 higher rates (standard rate plus the surcharge).
Cash needed for a £160,000 second home
On top of the deposit a second-home buyer at £160,000 needs about £10,240 to £12,490: the £8,700 Stamp Duty, conveyancing (about £1,140 on average 2026 freehold quotes at this price), a survey (£400 to £600) and up to £2,050 of mortgage fees.
With a 25% deposit (£40,000) that is about £50,240 in cash. Lenders set their own deposit rules for second homes and buy-to-let.
Registering a second home at £160,000 with HM Land Registry costs £100 through the portal or £230 by post (the £100,001 to £200,000 fee band).
When the £8,000 surcharge can be refunded
The only refund route is a replacement main home: pay £8,700 on completion, sell the old main home within 3 years, and claim the £8,000 within 12 months of that sale (or of the return's filing date, if later).
A buy-to-let or holiday home bought while you keep your own home pays the £8,700 with no refund.
A £160,000 second home in Scotland and Wales
In Scotland the Additional Dwelling Supplement is 8% of the whole price, so a second home at £160,000 costs £13,100 in LBTT.
Wales uses its own higher-rates table: £8,000 LTT at £160,000. In England and Northern Ireland the same purchase costs £8,700.
Source: Revenue Scotland: Land and Buildings Transaction Tax · Welsh Government: Land Transaction Tax rates and bands
Second-home prices either side of £160,000
Every £10,000 on the price carries £500 of surcharge as well as the standard rate for that slice.
| Price | Stamp Duty | Of which surcharge | Share of price |
|---|---|---|---|
| £135,000 | £6,950 | £6,750 | 5.15% |
| £150,000 | £8,000 | £7,500 | 5.33% |
| £160,000 (this page) | £8,700 | £8,000 | 5.44% |
| £170,000 | £9,400 | £8,500 | 5.53% |
| £185,000 | £10,450 | £9,250 | 5.65% |
England and Northern Ireland, 2026/27.
What £160,000 buys around the UK
£160,000 is close to the price of the average flat in Fareham and Bedford and the average semi-detached house in Merthyr Tydfil and Hull (HM Land Registry, August 2026).
In England a second-home buyer pays £8,700 stamp duty at this price; in Scotland the closest match is the average semi-detached house in Inverclyde (£160,196), where a second-home buyer pays £13,100 LBTT on £160,000; in Wales the closest match is the average semi-detached house in Merthyr Tydfil (£160,141), where a second-home buyer pays £8,000 LTT on £160,000.
| Council area | Nation | Average | Tax on £160,000 for a second-home buyer |
|---|---|---|---|
| Fareham | England | £160,054 (flat) | £8,700 stamp duty |
| Merthyr Tydfil | Wales | £160,141 (semi-detached house) | £8,000 LTT |
| Hull | England | £159,857 (semi-detached house) | £8,700 stamp duty |
| Bedford | England | £159,840 (flat) | £8,700 stamp duty |
| Inverclyde | Scotland | £160,196 (semi-detached house) | £13,100 LBTT |
| Wakefield | England | £159,794 (terraced house) | £8,700 stamp duty |
HM Land Registry UK House Price Index, August 2026 (provisional). The tax column is this page's price under each area's own nation's rules, 2026/27.
Source: HM Land Registry: UK House Price Index data downloads, August 2026
Conveyancing at £160,000
Average 2026 conveyancing quotes in the £100,001 to £200,000 band were £1,140 for a freehold purchase and £1,310 for a leasehold (Compare My Move), and the Land Registry fee at this price is £100 online. See conveyancing fees on a £160,000 home for every price band, each region and what a quote should include.
FAQ
How much stamp duty is there on a £160,000 second home?
£8,700 in England and Northern Ireland in 2026/27: £700 at standard rates plus a £8,000 surcharge.
Can I get the £8,000 surcharge back?
Only if the home replaces your main home and you sell the previous main home within 3 years. A buy-to-let or holiday home kept alongside your own home gets no refund.
How much cash do I need for a £160,000 buy-to-let?
The deposit your lender asks for, plus about £10,240 to £12,490 of tax and fees.