Why you probably overpaid
Stamp Duty Land Tax (SDLT) is legally due only on land and buildings. Moveable items — carpets, curtains, white goods, furniture, garden sheds, light fittings — are classified as chattels and should be excluded from the taxable amount. HMRC's own guidance at SDLTM04010 confirms this.
But almost nobody does it. When your solicitor filed your SDLT return, they almost certainly used the full purchase price without deducting chattels. HMRC's calculator doesn't prompt for it. The SDLT return form doesn't ask about it. The result: millions of homeowners have overpaid.
The good news? You can claim it back within 4 years of your purchase date.
How to check your overpayment
The fastest way to check is to use our free refund estimator. It takes under 2 minutes and doesn't require sign-up. Here's what you'll need:
- Your purchase price — what you paid for the property
- Your completion date — when the purchase completed (to determine which SDLT rates applied)
- What was included — a rough idea of the carpets, curtains, white goods, furniture, and other moveable items that came with the property
The estimator walks you through each category room by room, applies realistic second-hand valuations, and calculates the SDLT difference — showing you exactly how much you may be owed.
What affects the refund amount
Four factors determine how much you've overpaid:
Higher property prices mean higher marginal SDLT rates. A chattel deduction of £10,000 saves £500 at the 5% rate band but £1,200 at the 12% band. The more expensive your property, the more each pound of chattel deduction is worth.
A fully furnished property can have 3-5x the chattel value of an unfurnished one. If your property came with beds, sofas, dining furniture, and a full set of white goods, the total chattel value could be £10,000-£25,000.
The SDLT saving is determined by the marginal rate at which the chattel deduction falls. For standard purchasers: 0% up to £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1,500,000, and 12% above £1,500,000.
If you paid the 5% surcharge (for additional properties or buy-to-let), every pound of chattel deduction saves you an additional 5% on top of the standard rate saving.
Estimated refunds by property price
Here's what typical refunds look like based on property value and a moderate level of chattels:
| Property price | Typical chattels | Estimated refund |
|---|---|---|
| £300,000 | £5,000 | £100-£250 |
| £500,000 | £8,000 | £400-£600 |
| £750,000 | £15,000 | £750-£1,500 |
| £1,000,000 | £25,000 | £2,500-£3,500 |
| £1,500,000 | £40,000 | £4,800-£6,000 |
Based on standard purchaser rates from April 2025. Refunds are higher for additional property buyers paying the 5% surcharge. Actual figures depend on your specific property and chattels. Use our calculator for exact SDLT figures.
What counts as a chattel?
In brief: anything that can be removed from the property without causing permanent damage. The most common categories are:
- Carpets and rugs (even professionally fitted ones)
- Curtains, blinds, and their poles/tracks
- Freestanding white goods (fridge, washing machine, tumble dryer, dishwasher)
- Freestanding furniture (beds, sofas, tables, chairs, wardrobes)
- Garden items (sheds, garden furniture, planters)
- Light fittings (pendant shades, table lamps, standard lamps)
For a full breakdown with examples and valuations, see our complete guide on what counts as a chattel.
Check your refund now
Walk through your property room by room and get an instant estimate. Takes 2 minutes. No sign-up.
Estimate my refundWhat happens next
Once you know how much you're owed, you have two options:
DIY claim
Best for refunds under £500. Follow our step-by-step guide and submit the claim to HMRC yourself. No fees.
Use a specialist
Best for refunds over £1,000. A vetted specialist handles everything on a no-win-no-fee basis with professional valuations.