Mansion Tax Calculator
The "mansion tax" — officially the High Value Council Tax Surcharge — adds £2,500 to £7,500 a year on top of council tax for homes in England worth over £2 million, from April 2028. Enter a property value to see the charge.
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How the High Value Council Tax Surcharge works
Announced at the 2025 Budget, the surcharge applies from April 2028 to residential properties in England valued above £2 million (in 2026 prices). It is charged yearly, on top of normal council tax, in four flat bands. The government expects it to raise about £430 million a year from roughly 165,000 homes — under 1% of properties, around half of them in London and about 85% across London and the South East.
The Valuation Office Agency is expected to value homes against an April 2026 baseline, mostly desk-based rather than by inspection. The consultation on valuations, appeals and payment closed on 14 July 2026; the government's response and draft legislation are the next step. Read the full explainer and debate on the mansion tax proposal page.
It is a much smaller change than the other property-tax idea in the headlines — the proportional property tax backed by Andy Burnham, which would replace council tax and stamp duty entirely.
Frequently asked questions
What is the mansion tax?
The nickname for the High Value Council Tax Surcharge (HVCTS), announced at the 2025 Budget. From April 2028 it adds an annual charge on top of council tax for homes in England valued above £2 million: £2,500 a year for homes worth £2m–£2.5m, £3,500 for £2.5m–£3.5m, £5,000 for £3.5m–£5m, and £7,500 above £5m.
How much is the mansion tax?
Four flat bands, paid yearly on top of council tax: £2,500 (£2m–£2.5m), £3,500 (£2.5m–£3.5m), £5,000 (£3.5m–£5m) and £7,500 (over £5m). Expected to raise around £430 million a year from roughly 165,000 homes.
When does it start?
April 2028. The £2 million threshold is set in 2026 prices and valuations are expected to be based on April 2026 values.
How will valuations work — and can I challenge one?
The Valuation Office Agency is expected to run valuations against an April 2026 baseline, mostly from data rather than visits. The mechanics of challenges and appeals were part of the consultation that closed on 14 July 2026 — the government's response and draft legislation will set the final rules.
Is this the same as Andy Burnham's proportional property tax?
No. The surcharge is a flat extra charge on £2m+ homes on top of council tax. The proportional property tax would replace council tax and stamp duty entirely with an annual 0.48% charge on every home's value.