Maisonette Stamp Duty
Stamp duty on maisonettes in England. Same residential rates as flats and houses, but maisonettes can be freehold or leasehold with different SDLT implications for each tenure type.
In this article
Key Takeaways
- Maisonettes pay the same residential SDLT rates as houses and flats, with no special treatment
- Freehold maisonettes: SDLT only on purchase price. Leasehold: additional small NPV charge on ground rent possible
- Maisonette conversions (house split into units): each unit is taxed individually as a separate dwelling
- First-time buyer relief applies: 0% up to £300,000, saving up to £5,000 vs standard rates
- Additional property surcharge of 5% applies if buying a maisonette as a second home or investment
Standard Residential SDLT Rates
A maisonette is a self-contained dwelling occupying part of a building, typically two floors with its own entrance. For SDLT purposes, maisonettes are residential property and pay standard residential rates based on the purchase price. There is no special rate, exemption, or surcharge for maisonettes as a property type.
Use our stamp duty calculator for an instant calculation on your maisonette purchase. The current standard rates are:
| Purchase Price Band | SDLT Rate | Tax on Band |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 to £250,000 | 2% | Up to £2,500 |
| £250,001 to £925,000 | 5% | Up to £33,750 |
| £925,001 to £1,500,000 | 10% | Up to £57,500 |
| Above £1,500,000 | 12% | No cap |
Example: £320,000 maisonette, standard buyer
0% on first £125,000 = £0
2% on next £125,000 (£125k to £250k) = £2,500
5% on next £70,000 (£250k to £320k) = £3,500
Total SDLT: £6,000
Maisonette vs Flat vs House: What Actually Differs for SDLT
Buyers often assume the property label changes the tax. It does not. The rate bands are identical for all three. What differs in practice is the likelihood of each tenure type, and therefore whether the leasehold NPV rules and lease-specific checks come into play. The table below summarises the practical differences.
| SDLT factor | Maisonette | Flat | House |
|---|---|---|---|
| Rate bands | Standard residential | Standard residential | Standard residential |
| Typical tenure | Leasehold, but freehold is realistic with own entrance | Almost always leasehold | Almost always freehold |
| Ground rent NPV charge possible | Yes, if leasehold | Yes | Rarely (leasehold houses exist but are uncommon) |
| FTB relief | Yes, same terms | Yes, same terms | Yes, same terms |
| 5% surcharge if additional property | Yes | Yes | Yes |
In short: the SDLT bill on a £300,000 maisonette, a £300,000 flat, and a £300,000 house is the same £5,000 for a standard buyer. The only divergence is the small NPV charge on leasehold ground rent, covered below. For flat-specific leasehold mechanics, see the flat and apartment stamp duty guide; for houses, the house stamp duty guide.
Freehold vs Leasehold Maisonettes
Maisonettes are sold on both a freehold and leasehold basis, and this tenure affects the SDLT calculation in an important way. The purchase price SDLT is identical regardless of tenure. The difference lies in whether ground rent creates an additional SDLT component.
Freehold maisonette
You own the property and the land outright. Rare but exists in houses converted into two freehold maisonettes, or purpose-built freehold developments.
- • SDLT only on purchase price at standard rates
- • No ground rent / NPV component
- • Simpler SDLT calculation
- • No risk of ground rent escalation
Leasehold maisonette
The most common form. You own the right to occupy for a lease term (typically 99 to 999 years). Ground rent may be payable to the freeholder.
- • SDLT on purchase price (lease premium)
- • Potential additional SDLT on NPV of ground rent
- • Service charges excluded
- • Check for ground rent escalation clauses
For leasehold maisonettes, the calculation mirrors that of leasehold flats. See our comprehensive leasehold stamp duty guide for a full treatment of NPV calculations and the rules for assigned leases.
Share of freehold maisonettes
Many converted maisonettes are sold as leasehold with a share of the freehold, where each owner holds a long lease plus a stake in the freehold company or a joint freehold title. For SDLT, this is still a leasehold purchase: tax is charged on the total price paid, including any amount attributed to the freehold share, at standard residential rates. The share of freehold does not create a second chargeable transaction when bought together with the lease as a single deal, and ground rent is usually a peppercorn, so the NPV charge is nil in practice.
Tyneside flats: the criss-cross freehold quirk
In Newcastle and parts of the North East, two-storey terraces are commonly split into a pair of self-contained units known as Tyneside flats, which function as maisonettes. They use a criss-cross arrangement where each owner holds the freehold of the other unit and grants a lease back. Despite the unusual title structure, SDLT works normally: you pay residential rates on the price of the unit you are buying. The lease element typically carries no ground rent, so no NPV charge arises. Your conveyancer reports it as a single residential purchase on the SDLT return.
Ground Rent and NPV for Leasehold
When you buy a leasehold maisonette, HMRC requires a separate calculation of the net present value (NPV) of total ground rent payable over the lease term. The NPV discounts future rent payments at 3.5% per year to arrive at a present-day value.
The SDLT treatment of the NPV is:
- 0% on the first £250 of NPV
- 1% on NPV above £250
Practical NPV example for a typical maisonette
Ground rent: £200/year. Lease term remaining: 150 years. Discount rate: 3.5%.
NPV ≈ £200 × 27.66 (annuity factor for 150 years at 3.5%) ≈ £5,532
SDLT on NPV: 0% on first £250 = £0; 1% on £5,282 = £52.82
Additional SDLT from NPV: £52.82, a negligible amount
Higher-rent maisonettes
Some converted Victorian or Georgian maisonettes have commercial ground rents of £1,000 to £2,000 per year, especially in London. At these levels, the NPV can be £27,000 to £55,000, creating an NPV SDLT charge of £270 to £550. Still modest, but worth calculating before exchange. Your solicitor should advise on this in the SDLT return.
Buying soon? Get your stamp duty checked before you commit
A specialist can confirm the right figure and flag any reliefs you qualify for.
Maisonette Conversions
Many maisonettes are created by converting a house into two or more self-contained units. Each resulting maisonette is a separate dwelling for SDLT purposes. The buyer of one unit pays SDLT only on that unit's purchase price, not on the value of the whole building.
Single buyer purchasing all units
If a single buyer purchases the entire converted building (both or all maisonette units) in one transaction, SDLT is calculated on the total purchase price. Prior to June 2024, Multiple Dwellings Relief could reduce the bill by basing the rate on the average dwelling price. MDR was abolished for transactions from 1 June 2024.
Six or more dwellings: non-residential rates
If a single transaction involves six or more residential properties, the buyer may elect to pay non-residential rates (0% up to £150,000, 2% to £250,000, 5% above) rather than residential rates. This is most relevant for developers acquiring blocks of maisonettes rather than individual buyers.
Developer purchasing 6 maisonettes at £250,000 each (£1.5m total)
Residential rates on £1.5m:
0% × £125k + 2% × £125k + 5% × £675k + 10% × £575k = £94,250
Non-residential rates on £1.5m:
0% × £150k + 2% × £100k + 5% × £1.25m = £64,500
Potential saving from non-residential election: £29,750
First-Time Buyer Relief
First-time buyer relief applies to maisonettes on the same terms as houses and flats. All co-purchasers must be first-time buyers and the purchase price must not exceed £500,000.
| Band | FTB Rate | Standard Rate |
|---|---|---|
| Up to £300,000 | 0% | 0% / 2% |
| £300,001 to £500,000 | 5% | 2% / 5% |
| Above £500,000 | Standard rates | Standard rates |
Example: £280,000 maisonette, first-time buyer
0% on full £280,000 (under £300k threshold) = £0
FTB Total: £0 (standard buyer: £4,000)
Example: £450,000 maisonette, first-time buyer
0% on first £300,000 = £0
5% on next £150,000 (£300k to £450k) = £7,500
FTB Total: £7,500 (standard buyer: £12,500)
Common Questions
What stamp duty do I pay on a maisonette?
Maisonettes pay standard residential SDLT rates based on the purchase price. There is no special rate for maisonettes. Whether freehold or leasehold, the same residential bands apply: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, and 12% above.
Is a maisonette classed as a house or flat for stamp duty?
For SDLT purposes, maisonettes are residential dwellings, the same classification as houses and flats. The distinction between house and flat does not affect the stamp duty rate. However, leasehold maisonettes may have additional NPV rent liability like flats.
Can I get first-time buyer relief on a maisonette?
Yes. First-time buyer relief applies to maisonettes the same as any other residential property. Pay 0% on the first £300,000 and 5% on £300,001-£500,000. The property must be your first home and cost no more than £500,000.
Does the additional property surcharge apply to maisonettes?
Yes. If you already own a property, buying a maisonette as a second home or investment triggers the 5% additional property surcharge from the first pound. The surcharge is the same as for any other residential property type. See our flat stamp duty guide for the specific rates with surcharge applied.
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.