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 £1,200 of carpets, curtains, and white goods, deducting them would reduce the taxable amount to £298,800 — 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 — £500
- Curtains and blinds — £250
- White goods (fridge-freezer £70, washing machine £70, dishwasher £60) — £200
- Sofa — £120
- Double bed — £70
- Garden furniture — £60
Total chattels: £1,200
Revised SDLT calculation (on £448,800):
- 0% on first £300,000 = £0
- 5% on remaining £148,800 = £7,440
Revised SDLT: £7,440
Refund: £60
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 — £500
- Curtains and blinds — £250
- White goods (fridge-freezer £70, washing machine £70, dishwasher £60) — £200
- Sofa — £120
- Double bed — £70
- Garden furniture — £60
Total chattels: £1,200
Revised SDLT calculation (on £598,800):
- 0% on first £125,000 = £0
- 2% on £125,001-£250,000 = £2,500
- 5% on £250,001-£598,800 = £17,440
Revised SDLT: £19,940
Refund: £60
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 — £500
- Curtains and blinds — £250
- White goods (fridge-freezer £70, washing machine £70, dishwasher £60) — £200
- Sofa — £120
- Double bed — £70
- Garden furniture — £60
Total chattels: £1,200
Revised SDLT calculation (on £948,800):
- 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-£948,800 = £2,380
Revised SDLT: £38,630
Refund: £120
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.
Not sure if you overpaid stamp duty?
The free Refund Checker screens your purchase against every SDLT refund route in about two minutes. No email needed to see your result.
Take the free 2-minute Refund Checker →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 from 1 April 2025 + 5% surcharge, in force since 31 October 2024):
- 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
The sellers included the same typical set of chattels as the other examples; second-hand values do not rise with the price of the house.
Chattels identified:
- Carpets throughout — £500
- Curtains and blinds — £250
- White goods (fridge-freezer £70, washing machine £70, dishwasher £60) — £200
- Sofa — £120
- Double bed — £70
- Garden furniture — £60
Total chattels: £1,200
Revised SDLT calculation (on £1,248,800 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-£1,248,800 = £48,570
Revised SDLT: £131,070
Refund: £180
Specialist firms work no-win, no-fee — typical fee 25-30% of any successful refund, leaving the buyer with £126-£135 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
The same typical set of chattels as the other examples; second-hand values do not rise with the price of the house.
Chattels identified:
- Carpets throughout — £500
- Curtains and blinds — £250
- White goods (fridge-freezer £70, washing machine £70, dishwasher £60) — £200
- Sofa — £120
- Double bed — £70
- Garden furniture — £60
Total chattels: £1,200
Revised SDLT calculation (on £1,998,800):
- 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-£1,998,800 = £59,856
Revised SDLT: £153,606
Refund: £144
Specialist firms work no-win, no-fee, typical fee 25-30%. In this example a 25-30% fee (£36-£43) leaves the buyer with £101-£108. 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 | £1,200 | £0 |
| £450k FTB | £7,500 | £1,200 | £60 |
| £600k standard | £20,000 | £1,200 | £60 |
| £950k standard | £38,750 | £1,200 | £120 |
| £1.25M additional | £131,250 | £1,200 | £180 |
| £2M standard | £153,750 | £1,200 | £144 |
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 for completions from 31 October 2024 (3% before).
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 HRAD surcharge (5% since 31 October 2024) on additional properties and the 10% band (£925k-£1.5M) amplify refund sizes.
- The claim process at HMRC is the same either way. The DIY Claim Pack is a flat £19.99 at any refund size and you keep the whole refund; a no-win-no-fee firm will run the claim for you instead, for a typical 25-40% of anything recovered.
Think you have a claim?
The DIY Claim Pack gives you step-by-step instructions, the exact HMRC forms, and template letters to file your refund yourself.
The Claim Pack is being updated — back soon