The biggest frustration with stamp duty refund information online is the vagueness. "You could save thousands." "Many homeowners overpay." But nobody shows you the actual maths. This post fixes that. We've worked through six real-world scenarios at different price points, using the April 2025 SDLT rates, with realistic chattel valuations.
These are the numbers that claims firms use internally. Now you can see them too.
How the maths works
When you buy a property, SDLT is calculated on the total purchase price — including any moveable items (chattels) like carpets, curtains, and white goods. But legally, chattels aren't land and shouldn't be taxed, as HMRC confirms in SDLTM04010. Apportioning their value out of the purchase price and recalculating SDLT gives you a lower bill. The difference is your refund.
Example 1: £300,000 property (first-time buyer)
Buyer type: First-time buyer
Under the April 2025 rates, first-time buyers pay 0% on the first £300,000. That means the SDLT on a £300,000 purchase is £0.
Even if the property includes £5,000 of carpets, curtains, and white goods, deducting them would reduce the taxable amount to £295,000 — still within the 0% band. The SDLT remains £0.
Refund: £0
If you bought below £300,000 as a first-time buyer after April 2025, a chattels deduction won't help. You're already paying nothing.
Example 2: £450,000 property (first-time buyer)
Buyer type: First-time buyer
Original SDLT calculation:
- 0% on first £300,000 = £0
- 5% on remaining £150,000 = £7,500
Total SDLT paid: £7,500
Chattels identified:
- Carpets throughout — £2,000
- Curtains and blinds — £1,200
- White goods (fridge-freezer, washing machine, dishwasher) — £800
- Light fittings (non-standard) — £300
Total chattels: £4,300
Revised SDLT calculation (on £445,700):
- 0% on first £300,000 = £0
- 5% on remaining £145,700 = £7,285
Revised SDLT: £7,285
Refund: £215
At this refund size, both routes apply: specialists work no-win, no-fee on any claim, and the DIY Claim Pack is an alternative if you'd rather handle it yourself.
Example 3: £600,000 property (standard buyer)
Buyer type: Standard residential (not first-time, not additional property)
Original SDLT calculation:
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£600,000 = £17,500
Total SDLT paid: £20,000
Chattels identified:
- Carpets throughout (4 bedrooms, reception rooms, stairs) — £3,500
- Curtains and blinds — £2,000
- White goods — £1,200
- Furniture included in sale — £2,500
- Garden items (shed, plants, patio furniture) — £800
- Light fittings — £500
Total chattels: £10,500
Revised SDLT calculation (on £589,500):
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£589,500 = £16,975
Revised SDLT: £19,475
Refund: £525
Meaningful money. Either route works: specialists on no-win, no-fee, or the DIY Claim Pack if you'd prefer self-serve. The entire chattel deduction falls in the 5% band, so every £100 of chattels saves £5 in SDLT.
Example 4: £950,000 property (standard buyer)
Buyer type: Standard residential
Original SDLT calculation:
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£925,000 = £33,750
- 10% on £925,001-£950,000 = £2,500
Total SDLT paid: £38,750
This is where the maths gets interesting. The property straddles the 5% and 10% bands. The top £25,000 is taxed at 10% — double the rate of the rest.
Chattels identified:
- Carpets throughout — £4,000
- Curtains (quality fabric, multiple rooms) — £3,000
- White goods (premium range) — £1,500
- Furniture included in sale — £5,000
- Garden items (landscaping pots, garden furniture, shed) — £2,000
- Light fittings (designer) — £800
Total chattels: £16,300
Revised SDLT calculation (on £933,700):
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£925,000 = £33,750
- 10% on £925,001-£933,700 = £870
Revised SDLT: £37,120
Refund: £1,630
Significant. The 10% marginal rate on the top portion makes every pound of chattel deduction worth 10p in tax saving. Specialists work on a no-win, no-fee basis at any refund size; the DIY Claim Pack is an alternative if you'd rather handle the claim yourself.
Example 5: £1,250,000 property (additional property — 5% surcharge)
Buyer type: Additional property (buy-to-let or second home)
Original SDLT calculation (standard rates + 5% surcharge):
- 5% on first £125,000 = £6,250
- 7% on £125,001-£250,000 = £8,750
- 10% on £250,001-£925,000 = £67,500
- 15% on £925,001-£1,250,000 = £48,750
Total SDLT paid: £131,250
This is a well-furnished period property. The sellers included significant furnishings in the sale.
Chattels identified:
- Carpets throughout (high-quality wool) — £6,000
- Curtains (bespoke, lined, multiple windows) — £5,000
- White goods and kitchen appliances — £3,000
- Furniture throughout — £7,000
- Garden furniture, ornaments, and sundries — £2,500
- Light fittings (chandeliers, designer pieces) — £1,500
Total chattels: £25,000
Revised SDLT calculation (on £1,225,000 with surcharge):
- 5% on first £125,000 = £6,250
- 7% on £125,001-£250,000 = £8,750
- 10% on £250,001-£925,000 = £67,500
- 15% on £925,001-£1,225,000 = £45,000
Revised SDLT: £127,500
Refund: £3,750
Specialist firms work no-win, no-fee — typical fee 25-30% of any successful refund, leaving the buyer with over £2,600 net in this example. The DIY Claim Pack is a flat £19.99 if you'd prefer to handle the claim yourself and keep the full refund.
Example 6: £2,000,000 property
Buyer type: Standard residential
Original SDLT calculation:
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£925,000 = £33,750
- 10% on £925,001-£1,500,000 = £57,500
- 12% on £1,500,001-£2,000,000 = £60,000
Total SDLT paid: £153,750
A luxury property with high-end furnishings, bespoke curtains, and premium appliances.
Chattels identified:
- Carpets throughout (bespoke, high-end) — £12,000
- Curtains (handmade, interlined, multiple large windows) — £10,000
- White goods and kitchen appliances (Sub-Zero, Gaggenau) — £8,000
- Furniture included in sale — £10,000
- Garden items (designer furniture, planters, sculptures) — £6,000
- Light fittings (antique chandeliers, bespoke pieces) — £4,000
Total chattels: £50,000
Revised SDLT calculation (on £1,950,000):
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£925,000 = £33,750
- 10% on £925,001-£1,500,000 = £57,500
- 12% on £1,500,001-£1,950,000 = £54,000
Revised SDLT: £147,750
Refund: £6,000
Specialist firms work no-win, no-fee, typical fee 25-30%. In this example a 25-30% fee (£1,500-£1,800) still leaves the buyer with well over £4,000. The DIY Claim Pack is an alternative for buyers who'd prefer to handle the claim themselves and keep the full refund.
Summary: all six examples at a glance
| Property | SDLT paid | Chattels | Refund |
|---|---|---|---|
| £300k FTB | £0 | £5,000 | £0 |
| £450k FTB | £7,500 | £4,300 | £215 |
| £600k standard | £20,000 | £10,500 | £525 |
| £950k standard | £38,750 | £16,300 | £1,630 |
| £1.25M additional | £131,250 | £25,000 | £3,750 |
| £2M standard | £153,750 | £50,000 | £6,000 |
Figures use the current SDLT bands.
The pattern is clear: refunds get bigger as property values increase. This happens because marginal SDLT rates are higher at the top — 5% becomes 10% becomes 12%. The additional property surcharge adds another 5% on top. And more expensive properties tend to come with more valuable chattels.
Key takeaways
- First-time buyers under £300k pay no SDLT — no refund possible.
- Most refunds at every price band come from chattels deductions (contents value, fixtures and fittings — not part of the SDLT base).
- The 5% HRAD surcharge on additional properties and the 10% band (£925k-£1.5M) amplify refund sizes.
- Whichever route you choose, the claim process is the same. Specialists work no-win, no-fee on any refund size (typical fee 25-40% of any successful refund); the DIY Claim Pack is a flat £19.99 for buyers who'd rather handle the claim themselves.
Check your own numbers
Our free refund estimator calculates your specific refund based on your property price, buyer type, and chattel values.