Stamp Duty Refund Guide
How to claim back overpaid stamp duty from HMRC.
36 months
To sell old home (England)
12 months
To submit claim
5%
Surcharge refundable
Online
Fastest claim method
In this article
Types of Stamp Duty Refunds
1. Higher Rate Refund (5% Surcharge)
The most common refund claim. If you bought a new home while still owning your previous main residence, you paid the 5% additional property surcharge. You can reclaim this if you sell your old home within the time limit.
Time Limits by Region
| Region | Sell Within | Claim Within |
|---|---|---|
| England/NI | 36 months | 12 months of sale |
| Scotland | 18 months | 12 months of sale |
| Wales | 36 months | 12 months of sale |
2. Overpayment Refunds
You can claim a refund if you overpaid due to:
- Calculation errors
- Missing first-time buyer relief
- Multiple Dwellings Relief not applied
- Purchase price reduction after completion
- Contract rescinded or not completed
3. Special Circumstances
- Divorce/separation: If you transfer property as part of a settlement
- Defective title: If purchase is unwound due to title issues
- Compulsory purchase: If property is later compulsorily purchased
How to Claim Your Refund
Step-by-Step Process
- 1. Gather documents
- SDLT unique transaction reference (UTRN)
- New property purchase details
- Old property sale completion statement
- Bank account details for refund
- 2. Choose your method
- Online (fastest): Use HMRC's SDLT service
- By post: Complete form SDLT17
- Through solicitor: They submit on your behalf
- 3. Submit your claim
Include all supporting evidence and double-check figures
- 4. Wait for processing
HMRC typically processes refunds within 15 working days
Refund Calculation Examples
| Purchase Price | SDLT with Surcharge | Standard SDLT | Refund |
|---|---|---|---|
| £250,000 | £15,000 | £2,500 | £12,500 |
| £400,000 | £30,000 | £10,000 | £20,000 |
| £600,000 | £50,000 | £20,000 | £30,000 |
Common Mistakes to Avoid
- • Missing the 12-month claim deadline after selling
- • Not keeping completion statements and UTRN
- • Submitting incomplete information
- • Claiming when new property wasn't intended as main residence
Emma Richardson, MRICS
Verified Expert
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 Stamp Duty Calculator to help buyers understand the complex world of property transaction taxes.
MRICSBSc (Hons) Estate Management
Published:
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