Property Passport UK

Stamp Duty Refund Calculator 2026

Find out if you are eligible to claim back the 5% additional dwelling surcharge on stamp duty (SDLT). If you bought a new main home before selling your previous one, you may have paid the surcharge — and you could be entitled to a full refund.

Stamp Duty Refund Calculator

If you paid the 5% additional dwelling surcharge when buying a new home before selling your previous main residence, you may be able to claim a full refund — provided you sell the previous home within 3 years.
£

Estimated surcharge paid (5%)

£20,000

Refund you could claim: £20,000

Refund deadline1 June 2026
Days remaining66 days
Not yet sold — you have 66 days remaining to sell your previous home and claim.
Act quickly — your deadline is in 66 days. If you have sold your previous home, submit your claim as soon as possible.
How to claim: Submit your claim to HMRC via the SDLT5 form or through your solicitor using the SDLT amendment process. You will need your original SDLT return reference number.

This is an estimate for guidance only. It does not constitute tax advice. Consult a qualified accountant or tax adviser for your specific circumstances. The surcharge estimate uses a flat 5% of the purchase price; your actual SDLT may differ based on the banded calculation.

What is the stamp duty additional dwelling surcharge?

The additional dwelling surcharge is an extra 5% stamp duty (SDLT) charge that applies in England and Northern Ireland when you purchase a residential property and you already own one or more other residential properties. It was introduced in April 2016 and increased from 3% to 5% in October 2024.

The surcharge applies on the full purchase price, on top of the standard SDLT bands. If you are buying a new main residence but have not yet sold your previous main home, the surcharge will apply at completion. However, HMRC allows you to claim a full refund if you sell your previous main home within 3 years.

Who can claim a stamp duty refund?

You may be eligible to claim a refund if all of the following apply:

  • You purchased a new main residence in England or Northern Ireland.
  • You paid the 5% additional dwelling surcharge at completion.
  • You owned a previous main home at the time of the new purchase (and it was not sold before completion).
  • You have since sold or otherwise disposed of your previous main residence.
  • The sale of your previous home occurred within 3 years of the completion date of your new purchase.

Frequently asked questions

Can I get a stamp duty refund?
Yes — if you paid the 5% additional dwelling surcharge when purchasing a new main residence before selling your previous main home, and you subsequently sold your previous home within 3 years of the new purchase, you can apply to HMRC for a full refund of the surcharge. The refund must be claimed within 3 years of the completion date of the new purchase (or within 12 months of the disposal of the previous main home if that is later).
How long do I have to claim a stamp duty refund?
You have 3 years from the completion date of the new property purchase to sell your previous main home and claim the refund. The clock starts on the day you completed on your new home. If you do not sell your previous home within 3 years, you will generally lose the right to a refund. HMRC may consider late claims in genuinely exceptional circumstances, but this is not guaranteed.
How much stamp duty can I get back?
You can reclaim the full 5% additional dwelling surcharge that was applied to your new home purchase. The surcharge is calculated on the full purchase price (not just the amount above a threshold), so for a £400,000 property the surcharge would be approximately £20,000. Your solicitor will have the exact figure from the original SDLT return.
How do I claim a stamp duty refund?
You can claim a stamp duty refund by amending the original SDLT return. This can be done online via the HMRC website or through your solicitor. You will need the Unique Transaction Reference Number (UTRN) from the original SDLT return, the date of disposal of the previous main home, and evidence that the property you sold was your previous main residence. Most solicitors can handle this process on your behalf.
What if I miss the 3-year deadline for a stamp duty refund?
If you miss the 3-year deadline, HMRC will generally not accept a refund claim. In exceptional circumstances — such as a serious illness that prevented the sale — HMRC has discretion to consider late claims, but there is no guarantee. If you believe you have exceptional circumstances, you should write to HMRC as soon as possible explaining the situation. Always seek professional advice if your deadline has passed.

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