Enter a home's 2026 value to see whether the High Value Council Tax Surcharge applies, which band it falls in and
the annual charge from April 2028. England only; announced, not yet law.
Your home
Residential property in England. The surcharge bands use the home's 2026 value, not its 1991 council tax band.
High Value Council Tax Surcharge
Enter the home's value to see whether the surcharge applies.
Timeline
Autumn 2027: owners can see their draft band
March 2028: councils send the first bills
April 2028: the surcharge takes effect
2029-30 onwards: charges rise with CPI each year
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Mansion tax bands and annual charges
Property value in 2026
Annual surcharge from April 2028
£2,000,000 to £2,500,000
£2,500
£2,500,000 to £3,500,000
£3,500
£3,500,000 to £5,000,000
£5,000
£5,000,000 or more
£7,500
The factsheet's bands share their end points (£2,500,000, £3,500,000 or £5,000,000) and it does not say which side a home worth exactly one
of those amounts falls, so the calculator shows both candidate bands for them. The charges rise with CPI inflation
each year from 2029-30.
Who pays and when
The surcharge is paid by the homeowner rather than the occupier, and the owner keeps paying the existing council
tax alongside it. It uses the home's 2026 value, not
the 1991 valuation behind the council tax bands.
Autumn 2027: owners can see their draft band
March 2028: local councils send the first bills
April 2028: the surcharge takes effect
2029-30 onwards: charges rise with CPI inflation each year
Deferring the surcharge
Payment can be deferred where annual household income is £35,000 or less, capital
savings are £16,000 or less, or a member of the household meets disability criteria. Deferral
delays payment until the home changes ownership, with a fair rate of interest applied, and the owner can end it
and settle earlier at any time. The scheme is not yet legislated.
Frequently asked questions
What is the mansion tax?
"Mansion tax" is the common name for the High Value Council Tax Surcharge (HVCTS): a new annual charge on owners of residential property in England worth £2,000,000 or more in 2026. It takes effect in April 2028.
How much is the mansion tax?
There are 4 bands based on the home's 2026 value: £2,500 for homes worth £2,000,000 to £2,500,000; £3,500 for homes worth £2,500,000 to £3,500,000; £5,000 for homes worth £3,500,000 to £5,000,000; £7,500 for homes worth £5,000,000 or more. These are the charges from April 2028; they rise with CPI inflation each year from 2029-30.
Who pays the High Value Council Tax Surcharge?
The homeowner, not the occupier. Owners keep paying their existing council tax and pay the surcharge alongside it.
When does the mansion tax start?
Owners can see their draft band in Autumn 2027. Local councils send the first bills in March 2028, and the surcharge takes effect in April 2028.
Can I defer paying the surcharge?
HM Treasury lists three situations: annual household income of £35,000 or less, capital savings of £16,000 or less, or a member of the household meeting disability criteria. Deferral delays payment until the home changes ownership, with a fair rate of interest. You can end it and settle earlier at any time.
Is the mansion tax law yet?
No. It was announced at Budget 2025, confirmed at Budget 2026 and is being legislated in Finance Bill 2026-27. The figures on this page are HM Treasury's announced figures and could change before the law is passed.
Which band is a home worth exactly £2,500,000?
HM Treasury's factsheet prints the bands as value ranges that share their end points and does not say which band a home worth exactly £2,500,000, £3,500,000 or £5,000,000 falls in. The calculator shows both possible bands for those values. A home worth exactly £2,000,000 is in scope, because the surcharge covers homes worth £2,000,000 or more.
Does it apply in Scotland, Wales or Northern Ireland?
HM Treasury describes the surcharge as a charge on residential property in England, and this calculator covers England only.
Announced at Budget 2025, confirmed at Budget 2026 and being legislated in Finance Bill 2026-27; the figures could change before it becomes law.
More Budget measures: Autumn Budget 2026.
