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. Deducting their value from 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. Save this page for your next purchase.
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
Small but free money. Worth a DIY claim — you can do it yourself in under an hour using our step-by-step guide. Probably not worth a claims firm's fee at this level.
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 DIY or use a specialist — either way, this is worth claiming. 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. At this level, a specialist's expertise will likely result in a higher claim than you'd achieve yourself — and their fee is more than justified.
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
Very worthwhile. The combination of the 10% rate and the 5% additional property surcharge creates an effective 15% marginal rate. At that level, a £25,000 chattel deduction is extremely valuable. Even after a specialist's fee of 25-30%, you're keeping over £2,600.
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
Always claim at this level. The 12% marginal rate means every £1,000 of chattels saves £120 in SDLT. A specialist's fee of 25-30% (£1,500-£1,800) still leaves you with well over £4,000. And the specialist's professional RICS valuation provides strong defence if HMRC opens a compliance check.
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 |
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 — no refund possible. You're already paying 0%.
- £300k-£500k — small refunds (£100-£500). Worth a DIY claim but probably not worth paying a firm.
- £500k-£925k — meaningful refunds (£500-£2,000). Consider a specialist for higher values.
- £925k+ — the 10% band makes chattels claims very valuable. Always use a specialist.
- Additional properties — the 5% surcharge amplifies every saving. Always claim.
Check your own numbers
Our free refund estimator calculates your specific refund based on your property price, buyer type, and chattel values.