England SDLT Bands 2026
| Band | Standard | First-Time Buyer | Additional Property |
|---|---|---|---|
| £0 – £125,000 | 0% | 0% (to £300k) | 5% |
| £125,001 – £250,000 | 2% | 0% (to £300k) | 7% |
| £250,001 – £300,000 | 5% | 0% (to £300k) | 10% |
| £300,001 – £500,000 | 5% | 5%* | 10% |
| £500,001 – £925,000 | 5% | n/a — standard rate | 10% |
| £925,001 – £1.5m | 10% | n/a | 15% |
| Above £1.5m | 12% | n/a | 17% |
*FTB relief applies only up to £500,000 — above that, FTB relief is withdrawn entirely and standard rates apply to the full price.
Common Overpayment Triggers
- Second-home surcharge charged on a replacement main residence — the 5% surcharge shouldn't apply if you sold your previous main home within the required window.
- Missed first-time-buyer relief — sometimes overlooked by conveyancers when the buyer's history wasn't fully checked.
- Non-UK-resident surcharge applied incorrectly — the extra 2% only applies under specific residency tests, not automatically to all overseas buyers.
- Missed Multiple Dwellings Relief — for purchases completed before 1 June 2024 that included more than one dwelling (e.g. an annexe).
Get Your Exact Refund Estimate
This checker gives a rough England-only estimate. If you're in Scotland (LBTT) or Wales (LTT), bought before a rate change, or want a precise figure with all four overpayment triggers modelled together, you need the full refund calculator.
Five situations where the full calculator matters:
- You paid the second-home surcharge and later sold your old home: the full tool checks the 36-month reclaim window and calculates the exact refund due.
- Your purchase was in Scotland or Wales: LBTT and LTT have different bands and their own additional-dwelling surcharges — this England-only checker doesn't cover them.
- You bought a property with an annexe or granny flat before June 2024: Multiple Dwellings Relief is modelled as a dedicated section with its own worked example.
- You're not sure which band you fell into: the full calculator recomputes SDLT/LBTT/LTT from scratch and compares it line-by-line to what you were charged.
- You want a printable breakdown for HMRC or a solicitor: the full tool shows the exact banded calculation, ready to attach to a refund claim.
The Stamp Duty Refund Calculator at checkstampduty.co.uk covers England, Scotland and Wales, models all four common overpayment triggers, and links through to the full pillar calculator for England/Scotland/Wales purchases.
Open Full Stamp Duty Refund Calculator →How to Check for a Stamp Duty Refund — Step by Step
1. Find your SDLT5 certificate or completion statement
This shows the exact amount of stamp duty you paid at the time of purchase.
2. Recompute the correct amount
Use current SDLT bands for your buyer type — or the full stamp duty calculator for England, Scotland or Wales — to work out what should have been charged.
3. Compare and identify the trigger
If the figures don't match, check which of the common triggers above applies to your purchase.
4. File a claim with HMRC
Amend your original SDLT return directly with HMRC, or use a refund/reclaim specialist. Most claims must be filed within 12 months of the filing date.
How This Checker Works — Formulas & Method
Source: HMRC SDLT rates, England, 2026 · Deterministic calculation — no AI, no estimation
Band Thresholds Used
| Band | Standard | Surcharge (+) |
|---|---|---|
| £0 – £125,000 | 0% | +5% |
| £125,001 – £250,000 | 2% | +5% |
| £250,001 – £925,000 | 5% | +5% |
| £925,001 – £1.5m | 10% | +5% |
| Above £1.5m | 12% | +5% |
Formula
tax = Σ over each band: min(price, band_top) − band_bottom × band_rate
— FTB relief (price ≤ £500,000 only) —
tax = 0 for first £300,000, 5% for £300,001–£500,000
— Additional property —
tax = standard_tax + (price × 5%) flat +5pp on full price if above £40,000
— Overpayment flag —
overpayment = amount_paid − correct_tax flagged if > £0
England-only, simplified estimate. Scotland (LBTT) and Wales (LTT) use different bands — use the full calculator at checkstampduty.co.uk for those. Not a substitute for a formal HMRC refund claim.
Transparency & Methodology
Methodology & Sources
Figures are public HMRC SDLT rates (see formula table above). For your official position, check gov.uk/stamp-duty-land-tax.
Not Tax or Legal Advice
This tool provides information only. Before filing a refund claim, consult a solicitor/conveyancer or a member of the Chartered Institute of Taxation.
Open Source
Formulas and calculation code are public. Inspect on GitHub.