Stamp Duty Refund Calculator UK — Check If You're Owed Money Back
Calculate if you're entitled to a stamp duty refund. Reclaim overpayments for second homes sold, uninhabitable properties, and other qualifying scenarios.
·5 min read
Thousands of homebuyers overpay stamp duty every year without realising. Use this guide to check if you’re owed a refund and how much you could reclaim.
Main Refund Scenarios
Scenario
Potential Refund
Deadline to Claim
Sold previous home within 3 years
5% of purchase price
12 months from sale
Property was uninhabitable
Varies (lower rate band)
12 months from filing
Multiple dwellings relief missed
Varies
12 months from filing
First-time buyer relief missed
Up to £11,250
12 months from filing
HMRC calculation error
Full overpayment
Contact HMRC
Scenario 1: Sold Your Previous Home
If you paid the 5% additional dwelling surcharge because you owned two properties at completion, you can claim it back when you sell your previous main home.
Select “Apply to amend a return to apply for the 3-year refund of the higher rates”
Provide your SDLT transaction reference (format: SDLT followed by numbers)
Include details of both properties and sale date
Refund typically arrives within 15-30 working days
Scenario 2: Uninhabitable Property
If you bought a property in such poor condition that it couldn’t be lived in, you may have overpaid. Uninhabitable properties attract non-residential SDLT rates, which are often lower.
What Counts as Uninhabitable
Likely Uninhabitable
Probably Not Uninhabitable
No kitchen facilities
Dated kitchen
No bathroom/toilet
Old bathroom
No heating or hot water
Old heating system
Structural instability
Cosmetic damage
Property condemned
Just needs updating
No roof/floor
Minor repairs needed
Rate Comparison
Purchase Price
Residential SDLT
Non-Residential SDLT
Potential Saving
£150,000
£0
£0
£0
£200,000
£1,500
£1,000
£500
£300,000
£5,000
£4,500
£500
£400,000
£10,000
£9,500
£500
£500,000
£15,000
£14,500
£500
£750,000
£30,000
£27,000
£3,000
Warning: HMRC scrutinises these claims closely. Professional advice is recommended.
Scenario 3: Multiple Dwellings Relief (MDR)
If you bought a property with an annexe, granny flat, or multiple self-contained units, you might qualify for Multiple Dwellings Relief.
How MDR Works
MDR allows you to pay SDLT based on the average value of each dwelling rather than the total price.
Purchase
Total Price
Dwellings
Average
SDLT Without MDR
SDLT With MDR
Saving
House + self-contained annexe
£500,000
2
£250,000
£15,000
£5,000
£10,000
House + 2 flats
£750,000
3
£250,000
£30,000
£7,500
£22,500
What Qualifies
Likely Qualifies
Unlikely to Qualify
Self-contained annexe with kitchen, bathroom, separate entrance
Granny bedroom within main house
Separate flat within building
Bedroom with ensuite
Multiple separate units
House with multiple reception rooms
Property with separate utility connections
Open-plan living space
Scenario 4: First-Time Buyer Relief Missed
If you were a first-time buyer but were incorrectly charged standard rates, you can claim the difference back.
First-Time Buyer Rates (2025/26)
Purchase Price
First-Time Buyer SDLT
Standard SDLT
Potential Refund
Up to £425,000
£0
£6,250
Up to £6,250
£450,000
£1,250
£8,750
£7,500
£500,000
£3,750
£12,500
£8,750
£600,000
N/A (standard rates apply)
£17,500
N/A
First-time buyer relief applies to properties up to £625,000 (normal rates above £425,000).
Who Qualifies
First-Time Buyer
Not First-Time Buyer
Never owned property anywhere in world
Owned property abroad
Never inherited property (even if sold)
Had property gifted/inherited
Both buyers are first-timers (joint purchase)
One buyer owned previously
Scenario 5: Repayment for Divorce or Separation
When relationships end, SDLT can sometimes be reclaimed.
Transfer Between Spouses
Situation
SDLT Impact
Transfer to spouse during marriage
SDLT-free
Transfer to spouse as part of divorce settlement
SDLT-free
Buying out ex-partner’s share
May be SDLT-free depending on circumstances
If you paid SDLT on an exempt transfer, you can claim it back.
How to Check Your SDLT Payment
Step 1: Find Your Original SDLT Certificate
Document
What It Shows
SDLT5 certificate
Confirms SDLT paid, transaction reference
Completion statement
Shows SDLT amount paid
Solicitor’s file
Full breakdown of transaction
Step 2: Recalculate What You Should Have Paid
You Need
Where to Find
Purchase price
Completion statement
Property type
Your conveyancer should have assessed
Dwelling status
Check if MDR applied
Buyer status
First-time buyer or not
Step 3: Compare the Figures
Calculation
Action
You paid correct amount
No refund due
You overpaid
Submit refund claim
You underpaid
Consider informing HMRC (penalties for non-disclosure)
Refund Deadlines Summary
Refund Type
Deadline
5% surcharge (sold previous home)
12 months from sale or 12 months from SDLT filing, whichever is later