BETAThis calculator is for informational purposes only and is not financial advice. Always consult HMRC or a qualified professional before making financial decisions.

Stamp Duty Refund Calculator & Guide

Check if you can claim back the 5% additional property surcharge

Potential Refund Calculator

£

Enter the price of the property where you paid the 5% surcharge

Are You Eligible for a Refund?

Refund Eligibility Checklist

You may be eligible if ALL of the following apply:

  • You paid the 5% surcharge when buying your new home
  • The new property is/was your main residence
  • You've now sold your previous main residence
  • You sold within 3 years of buying the new property
  • You're claiming within 12 months of the sale

Key Deadlines

Buy New Property

Pay SDLT including 5% surcharge (if you still own previous home)

3 Year Window

You have 3 years from purchase to sell your previous main residence

Sell Previous Home

Complete the sale of your previous main residence

12 Month Claim Window

Claim refund within 12 months of selling (or filing deadline)

How to Claim Your Refund

1

Gather Your Documents

  • • SDLT5 certificate (from your solicitor)
  • • Completion dates for both properties
  • • Proof of sale of previous property
  • • Bank details for the refund
2

Submit Your Claim

Use HMRC's online form at GOV.UK or write to HMRC's Stamp Taxes office. Include all transaction details and your refund calculation.

3

Receive Your Refund

HMRC aims to process within 15 working days. You'll receive the refund plus interest directly to your bank account.

Regional Refund Rules

England & NI

  • • 5% surcharge
  • • 3 year window to sell
  • • 12 month claim deadline
  • • Claim via HMRC

Scotland

  • • 6% ADS surcharge
  • • 18 month window only
  • • 5 year claim period
  • • Claim via Revenue Scotland

Wales

  • • 4% higher rate
  • • 3 year window to sell
  • • 12 month claim deadline
  • • Claim via WRA

Stamp Duty Refunds Explained

If you bought a new main residence while still owning your previous home, you'll have paid the 5% additional property surcharge. However, if you sell your old home within 3 years, you can claim this surcharge back.

Common Scenarios

The most common reason for a refund is chain-related timing. Perhaps you couldn't sell your old home before buying the new one, or you needed to complete on the new property before the sale of the old one went through.

Don't Miss the Deadline

The 12-month claim window is strictly enforced. Set a reminder when you sell your previous home to ensure you submit your claim in time. Interest accrues from the original payment date, so there's no financial advantage to delaying.

Frequently Asked Questions

When can I claim a stamp duty refund?
You can claim a refund of the 5% additional rate if you paid the surcharge when buying a new main residence but sold your previous main residence within 3 years. You must have intended the new property to be your main home.
How long do I have to claim the refund?
You must claim within 12 months of selling your previous main residence, or 12 months from the filing date of your SDLT return - whichever is later. Don't delay as HMRC strictly enforces this deadline.
How do I claim a stamp duty refund?
Claim online through HMRC's SDLT refund form, or send a letter to HMRC's Stamp Duty Land Tax office. You'll need transaction details for both properties including SDLT reference numbers and completion dates.
How long does a refund take?
HMRC aims to process refunds within 15 working days of receiving a valid claim. Complex cases may take longer. You'll receive the refund by BACS to your bank account.
What if I sold after 3 years?
Unfortunately, the 3-year deadline is strict. If you sold your previous home more than 3 years after buying the new one, you cannot claim a refund of the additional 5% surcharge.
Do I get interest on the refund?
Yes, HMRC pays interest on SDLT refunds. Interest runs from the date you paid the original SDLT to the date the refund is issued. Current interest rates are published by HMRC.

Related Calculators

Second Home Calculator

Calculate the 5% surcharge you might reclaim

Buy-to-Let Calculator

Understand the additional property surcharge

Scotland LBTT

Scottish ADS refund rules (18 months)

Official Government Resources

HMRC SDLT GuideGOV.UK

Official government guidance on Stamp Duty Land Tax

Current SDLT RatesGOV.UK

Official HMRC stamp duty rates for residential property

First-Time Buyer ReliefGOV.UK

HMRC guidance on first-time buyer stamp duty relief

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Stamp Duty Assistant

I can help you understand stamp duty refunds. Did you pay the 5% surcharge when buying your new home?

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