From April 2028, homes in England valued at £2 million or more pay an annual surcharge on top of normal council tax. The valuation that counts is the one set around 2026.
Use an evidenced market valuation as at around 2026, not an asking price.
Add your normal bill to see the combined yearly cost - the surcharge is charged on top of it, not instead of it.
You are close to the threshold
A valuation just changes the annual bill by a year. Get an evidenced valuation and keep the comparables - a small movement across this line matters.
Confirmed at the Autumn Budget 2025; starts April 2028. Charges are uprated by CPI inflation each year, and final valuations and thresholds remain subject to consultation.
Annual high-value surcharge (from April 2028)
your home falls in the band Below £2 million - no surcharge, only normal council tax applies
over 10 years (before CPI uprating)
of the property's value each year
Estimate only - a flat charge per band, paid on top of council tax from April 2028.
Confirmed at the Autumn Budget 2025 for the charge starting April 2028; the cash amounts rise with CPI in later years. Your band is highlighted.
| Property value band | Annual surcharge | Per month |
|---|---|---|
| Under £2 million | £0 | £0 |
| your band |
The surcharge is a flat amount per band, so a home at £2.49m pays £2,500 while one at £2.55m pays £3,500 - a £1,000-a-year difference from a small valuation move.
Flat within each band, jumping at £2m, £2.5m, £3.5m and £5m.
| Scenario | Band | Annual surcharge | |
|---|---|---|---|
Mansion Tax Calculator (High-Value Surcharge) by TaxFly — free UK tax calculators