£1,800,000 (a home just under the threshold)
£1,800,000 in 2026: below the £2 million threshold, so no surcharge (£200,000 below it).
Money · Announced for April 2028
Mansion tax calculator: the High Value Council Tax Surcharge from April 2028
The High Value Council Tax Surcharge is a new yearly charge, announced at Budget 2025, on owners of homes in England worth £2 million or more in 2026. From April 2028 it adds £2,500 a year for a home worth £2 million to £2.5 million, rising to £7,500 above £5 million, on top of normal Council Tax (GOV.UK). No one pays it yet: the consultation closed on 14 July 2026 and the government has not yet published its response.
£2,500 to £7,500a year from April 2028 on homes in England worth £2m or more in 2026 (announced)
Mansion tax (HVCTS) from April 2028
Runs in your browser, with no run limit
Enter what the home would have sold for in 2026: the Valuation Office will band homes on their 2026 value, not today’s asking price or what you paid. Council Tax is optional, for the combined yearly bill.
Result
Surcharge a year from April 2028£3,500
Band (2026 value)£2.5 million to £3.5 million
12 monthly payments£291.67
10 payments£350.00
£3,000,000 in 2026: the £2.5 million to £3.5 million band, £3,500 a year from April 2028 on top of Council Tax, or £291.67 a month over 12 payments (£350.00 over 10).
The charge stays £3,500 up to a 2026 value of £3,500,000 (£500,000 more than this value).
Announced charges from GOV.UK’s consultation (19 May 2026), before any CPI uprating: GOV.UK says charges “will be uprated in line with Consumer Price Inflation (CPI) each year” but has not said from which year, so the April 2028 figures may be higher. The rules are proposals until the government publishes its response and the law is passed.
Worked answers
Five worked answers from this calculator
Each answer is the calculator’s own output for a home in England; each button loads the value above.
£2,200,000 (the first band)
£2,200,000 in 2026: the £2 million to £2.5 million band, £2,500 a year from April 2028 on top of Council Tax, or £208.33 a month over 12 payments (£250.00 over 10).
£3,000,000 (the second band)
£3,000,000 in 2026: the £2.5 million to £3.5 million band, £3,500 a year from April 2028 on top of Council Tax, or £291.67 a month over 12 payments (£350.00 over 10).
£4,500,000 (the third band)
£4,500,000 in 2026: the £3.5 million to £5 million band, £5,000 a year from April 2028 on top of Council Tax, or £416.67 a month over 12 payments (£500.00 over 10).
£10,000,000 (GOV.UK’s “£10 million mansion in Mayfair”)
£10,000,000 in 2026: the top band (over £5 million), £7,500 a year from April 2028 on top of Council Tax, or £625.00 a month over 12 payments (£750.00 over 10).
GOV.UK bands
High Value Council Tax Surcharge bands and charges
GOV.UK consultation, 19 May 2026: “Properties will be placed into one of 4 bands based on their property value with a corresponding charge.” GOV.UK: Table 1, High value council tax surcharge charging structure.
| Home’s value in 2026 | Surcharge a year | 12 monthly payments | 10 payments |
|---|---|---|---|
| £2 million to £2.5 million | £2,500 | £208.33 | £250.00 |
| £2.5 million to £3.5 million | £3,500 | £291.67 | £350.00 |
| £3.5 million to £5 million | £5,000 | £416.67 | £500.00 |
| over £5 million | £7,500 | £625.00 | £750.00 |
It is one flat charge per band, not a percentage: a home worth £2.6 million pays the same £3,500 as one worth £3.5 million. GOV.UK puts homes worth “£2 million or more” in the first band and the top band is “over £5 million”, so this calculator places a value exactly on a band edge (£2.5 million, £3.5 million or £5 million) in the lower band; GOV.UK has not said this for £2.5 million and £3.5 million.
The rules, with dates
Who pays the mansion tax, and when
Announced, not yet law. Current Council Tax bills (2026/27) do not include it.
- Where: “These proposals relate to England only.” Homes in Wales, Scotland and Northern Ireland are not covered (GOV.UK consultation, 19 May 2026).
- What value counts: “The surcharge applies to domestic dwellings, including houses and flats, which have a value of £2 million or more in 2026.” The Valuation Office is running “a targeted valuation exercise to identify properties in scope” and will use “the comparable method”, so the band comes from the VO, not from your own estimate.
- When: “From April 2028 owners of residential property in England worth £2 million and above will be liable to pay the HVCTS”, with councils “sending the first bills out to liable owners in March 2028.” Budget 2025 (26 November 2025) first announced it “from April 2028”.
- Who pays: “Owners, rather than occupiers”. Joint owners are “jointly and severally liable”, a company that owns the home is liable, and the consultation proposes that trustees are liable for homes held in trust. Tenants do not pay it.
- On top of Council Tax: “Existing Council Tax bills will continue to be paid alongside”, and “Discounts or reductions which are used in the wider Council Tax system will not be replicated for HVCTS” (so, for example, the single person discount does not reduce it).
- Paying: “From 2028, this will be 12 monthly payments by default, but taxpayers can request 10 payments.” Councils collect it for central government.
- Rising each year: “Charges will be uprated in line with Consumer Price Inflation (CPI) each year.” Homes are revalued “every 5 years; the next revaluation will take place in 2033.”
- Deferral (proposed): owners could delay paying until the home is sold or changes hands, for their “primary residence”, with proposed limits of “an annual household income of £35,000 or less” and “capital savings of £16,000 or less”. “Deferral will not be available in respect of second homes or to companies which own property.” The interest rate on deferred amounts has not been set.
- Challenges: owners get “an initial 8-month period to challenge banding”, and must keep paying while a challenge or appeal is open.
GOV.UK: High Value Council Tax Surcharge consultation (19 May 2026); GOV.UK: Budget 2025.
Before you rely on it
If the 28 October 2026 Budget changes this
The Autumn Budget is on Wednesday 28 October 2026. If it changes the High Value Council Tax Surcharge bands, charges or start date, an “Announced on 28 October” section is added to this page that day from GOV.UK’s Budget documents, and the page’s updated date changes. Until then the page uses the rules GOV.UK published before the Budget.
Budget 2026
Related calculators.
Autumn Budget 2026 calculator
Budget day is 28 October 2026: your 2026/27 take-home pay in the UK or Scotland, before and after.
Stamp duty calculator
Stamp Duty Land Tax on a home purchase in England and Northern Ireland.
Savings tax calculator
Tax on savings interest now and from 6 April 2027, when savings rates rise to 22%, 42% and 47%.
Helpful answers
Mansion tax FAQs.
How much is the mansion tax?
£2,500 a year for a home in England worth £2 million to £2.5 million in 2026, £3,500 for £2.5 million to £3.5 million, £5,000 for £3.5 million to £5 million and £7,500 over £5 million, from April 2028, on top of Council Tax. These are the announced charges before CPI uprating (GOV.UK consultation, 19 May 2026, Table 1: “High value council tax surcharge charging structure”).
When does the High Value Council Tax Surcharge start?
April 2028. GOV.UK says councils will send the first bills to owners in March 2028. It is not part of any Council Tax bill before then.
Does the mansion tax apply in Scotland or Wales?
No. GOV.UK says the proposals “relate to England only”.
What would a £10 million home pay?
£7,500 a year (£625.00 a month over 12 payments), the top band for homes over £5 million. GOV.UK’s own example is “A £10 million mansion in Mayfair”.
Is the surcharge based on today’s price or what I paid?
Neither. It is based on the home’s value in 2026, set by the Valuation Office using comparable sales. GOV.UK says a band “will not change to reflect improvements alone until it is sold, split or merged, or a general revaluation takes place”; the next revaluation is in 2033.
Could the 28 October 2026 Budget change the mansion tax?
It could. If GOV.UK’s Budget documents change the bands, charges or start date, this page adds an “Announced on 28 October” section that day with the new figures.
Sources, opened 22 October 2026: MHCLG and HM Treasury, High Value Council Tax Surcharge consultation (published 19 May 2026, closed 14 July 2026; GOV.UK says “We are analysing your feedback”); GOV.UK news, Fairer taxes for high-value homes (19 May 2026); HM Treasury, Budget 2025 (26 November 2025). Contains public sector information licensed under the Open Government Licence v3.0. An estimate of announced charges, not tax or legal advice.