Stamp Duty Refund Calculator
Calculate how much stamp duty you can reclaim from HMRC. Works for second home surcharge refunds after selling your previous property, non-resident surcharge refunds, and first-time buyer overpayments.
SDLT Paid
£20,000
Correct Amount
£5,000
Refund Due
£15,000
Select your refund type, enter the property price, and the stamp duty refund calculator will show you the amount paid, the correct amount, and your refund due.
Who Can Claim a Stamp Duty Refund
Sold Previous Home
You paid the 5% surcharge when buying a new main residence while still owning your old one. If you sell your previous home within 36 months, HMRC refunds the surcharge portion. This is the most common stamp duty refund scenario.
Non-Resident Buyers
You paid the 2% non-resident surcharge but have since spent at least 183 days in the UK in the 12 months following purchase. HMRC will refund the non-resident portion. Use the non-resident buyer calculator to see the original surcharge.
FTB Overpayment
You qualified as a first-time buyer but paid standard SDLT rates. On properties up to £500,000, FTB relief lowers the tax considerably. Calculate how much you overpaid and reclaim the difference from HMRC.
Second Home Stamp Duty Refund Calculator
The second home stamp duty refund applies when you paid the 5% surcharge on a replacement main residence and subsequently sold your previous home within 36 months. HMRC refunds the entire surcharge, which equals 5% of the full purchase price.
To calculate your second property stamp duty tax refund, use the "Sold Previous Home" option in the calculator above. The refund covers only the surcharge element on top of standard rates, not the full SDLT you paid. The examples below show typical refund amounts:
England SDLT
5% surcharge on full price. Rates from 1 April 2025.
| Property Price | SDLT Paid (with 5% surcharge) | Standard SDLT | Refund |
|---|---|---|---|
| £200,000 | £11,500 | £1,500 | £10,000 |
| £300,000 | £20,000 | £5,000 | £15,000 |
| £400,000 | £22,500 | £10,000 | £12,500 |
| £500,000 | £40,000 | £15,000 | £25,000 |
Scotland LBTT
ADS flat 8% on full price (from 5 December 2024). Source: revenue.scot.
| Property Price | LBTT Paid (with 8% ADS) | Standard LBTT | Refund |
|---|---|---|---|
| £200,000 | £17,100 | £1,100 | £16,000 |
| £300,000 | £27,100 | £3,100 | £24,000 |
| £400,000 | £41,350 | £9,350 | £32,000 |
| £500,000 | £55,600 | £15,600 | £40,000 |
Wales LTT
Higher residential rates from 11 December 2024. Source: gov.wales.
| Property Price | LTT Paid (higher rates) | Standard LTT | Refund |
|---|---|---|---|
| £200,000 | £10,700 | £0 | £10,700 |
| £300,000 | £19,950 | £4,500 | £15,450 |
| £400,000 | £29,950 | £10,500 | £19,450 |
| £500,000 | £42,450 | £18,000 | £24,450 |
How Much Can You Reclaim
The refund amount depends on which surcharge you paid. Use the calculator above to calculate your stamp duty refund precisely. The three scenarios work as follows:
Sold Previous Home (5% Surcharge Refund)
Refund = SDLT paid at additional-property rates minus standard SDLT on the same purchase price. This equals exactly 5% of the full property value, since the surcharge applies to every pound of consideration. On a £350,000 property the refund is £17,500.
Non-Resident Surcharge Refund
Refund = SDLT paid with the 2% non-resident surcharge minus the same calculation without it. This equals 2% of the full purchase price. On a £300,000 property the refund is £6,000. You must have spent 183 days or more in the UK in the 12 months after purchase.
First-Time Buyer Overpayment
Refund = standard SDLT paid minus the correct FTB-relief SDLT. On a £400,000 property the difference is £5,000. FTB relief only applies to properties up to £500,000. No refund is available above that threshold.
The 36-Month Rule
To qualify for the second home surcharge refund, you must sell your previous main residence within 36 months of completing on the new property. This is a hard deadline: HMRC will not accept late refund claims based on the 36-month window. See the 36-month refund rule guide for full details.
Once you have sold the previous property, you have 12 months from the completion date of that sale (or 12 months from the filing date of the original SDLT return, whichever is later) to submit your refund claim. Do not delay.
Sold previous home within 36 months of buying new property: refund available
Sold previous home after 36 months: no refund, deadline missed
Claim must be filed within 12 months of the sale completing
How to Claim from HMRC
There is no dedicated HMRC stamp duty refund calculator on GOV.UK. You calculate the refund yourself using the original SDLT rates and submit an amendment to your SDLT return. Follow these steps:
Calculate your stamp duty refund
Use the stamp duty refund calculator above to confirm the exact amount. Note the SDLT reference number from your original SDLT1 return, as you will need this for the amendment.
Submit an amended SDLT return
Log into HMRC's online SDLT service and amend the original return, or complete a paper SDLT return if you filed by paper. State the correct SDLT due and the refund amount you are claiming.
Provide supporting documents
Include a copy of the completion statement from the sale of your previous home showing the sale price and completion date. HMRC may ask for additional evidence.
Receive your refund
HMRC processes most straightforward claims within 15 working days. The refund is paid directly to your bank account. Check the refund claim process guide for full instructions.
Frequently Asked Questions
How do I calculate a stamp duty refund?
To calculate a stamp duty refund, subtract the SDLT you should have paid (the correct amount for your actual situation) from the SDLT you actually paid. Our stamp duty refund calculator does this automatically. For a sold-previous-home refund, the difference equals the 5% surcharge you paid. Enter your property price above and select your refund type to calculate your stamp duty refund instantly.
How do I calculate a second property stamp duty tax refund?
To calculate a second home stamp duty refund, compare the SDLT paid with the 5% surcharge against the standard SDLT without it. For example, on a £400,000 property you would have paid £22,500 (with surcharge) versus £10,000 (standard), a potential refund of £12,500. Select "Sold Previous Home" in the calculator above and enter your property price to calculate your second property stamp duty tax refund.
Is there an HMRC stamp duty refund calculator?
HMRC does not provide a dedicated stamp duty refund calculator on GOV.UK. You must calculate the correct SDLT separately and submit the difference as your refund claim. Our HMRC stamp duty refund calculator replicates the HMRC calculation rules to show you the exact refund amount before you apply.
What is the time limit to claim a stamp duty refund?
You must submit your stamp duty refund claim within 12 months of the filing date of the original SDLT return, or within 12 months of the sale of your previous main residence, whichever is later. For non-resident surcharge refunds, you have 12 months from the filing date or 2 years from the purchase date if you later become UK-resident.
Can I claim a stamp duty refund if I have not sold my previous home yet?
You can only claim a refund once the sale of your previous main residence has completed. However, you do not need to sell within any particular timeframe before claiming. The key rule is that you must sell within 36 months of buying the new property. Once the sale completes, you have 12 months from that date to submit your refund claim to HMRC.
How long does HMRC take to process a stamp duty refund?
HMRC typically processes stamp duty refund claims within 15 working days for straightforward cases. Complex cases or those requiring additional information can take longer. HMRC will pay the refund directly into your bank account once approved. If you have not heard after 15 working days, you can contact HMRC by phone or submit a follow-up in writing.
Can first-time buyers claim a stamp duty refund?
First-time buyers who were incorrectly charged standard SDLT rates instead of first-time buyer rates can claim a refund. This applies if you paid standard SDLT on a property up to £500,000 but you met the FTB criteria at the time. Select "FTB Overpayment" in the calculator to calculate how much you overpaid.
Reviewed by
Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Calculate My Stamp Duty UK to help buyers understand the complex world of property transaction taxes.