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The additional property surcharge applies when a buyer already owns one or more residential properties anywhere in the UK and purchases another. From 31 October 2024, the surcharge increased from 3 per cent to 5 per cent of the full purchase price at each SDLT band, following the Autumn Budget 2024. The surcharge applies on top of the standard SDLT rates, so a buy-to-let purchase incurs higher tax than a first or sole residential purchase.

No. SDLT applies only in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. Wales uses Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both have their own rates, bands, and surcharges for additional properties. If you are buying in Scotland or Wales, use the respective government calculators for those taxes.

First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 of a purchase and 5 per cent on the portion between £300,001 and £500,000. The relief is not available on purchases above £500,000. To qualify, you must never have owned a residential property anywhere in the world, and all buyers named on the purchase must be first-time buyers. The additional property surcharge does not apply to first-time buyers who meet these criteria.

For standard residential purchases in England and Northern Ireland, SDLT applies at 0 per cent on the first £250,000, 5 per cent on £250,001 to £925,000, 10 per cent on £925,001 to £1.5 million, and 12 per cent above £1.5 million. These are the rates for buyers who do not qualify for first-time buyer relief and do not own other residential property. Each rate applies only to the portion of the price within that band.

SDLT does not apply to purchases below £40,000. Above that threshold, standard SDLT rates apply from the first pound on additional residential properties subject to the surcharge. For standard residential purchases where the total price does not exceed £250,000, the nil rate means no SDLT is payable, but a return may still be required. Check with HMRC whether a return is needed for your transaction.

SDLT must be paid and a land transaction return submitted to HMRC within 14 days of completion. This is the legal deadline; missing it results in automatic late filing penalties and interest on the unpaid tax. Your conveyancing solicitor typically handles this as part of the purchase process. If you are purchasing without a solicitor, you are responsible for filing and paying directly through HMRC’s online service.

Yes. Corporate bodies purchasing residential property worth more than £500,000 pay a flat 15 per cent SDLT rate, unless an exception applies (for example, property rental businesses, property development, and certain other commercial activities). Purchases below £500,000 by a company are subject to standard residential rates plus the additional property surcharge, since a company is treated as already owning residential property. Tax advice is recommended before purchasing through a company structure.

Yes. Multiple dwellings relief (MDR), which allowed buyers purchasing two or more dwellings in a single transaction to calculate SDLT on the average price per dwelling rather than the total, was abolished from 1 June 2024. Transactions that exchanged contracts on or before 6 March 2024 could still claim MDR if they completed before 1 June 2024. For transactions completing after that date, SDLT is calculated on the full purchase price without this relief.

Yes, in some cases. If you paid the additional property surcharge because you had not yet sold your previous main home at the time of purchase, you can claim a refund of the surcharge from HMRC provided you sell the previous property within three years of the new purchase. The refund claim must be submitted within 12 months of selling the previous property or within 12 months of the date the SDLT return was due, whichever is later.

No SDLT is due when a property is inherited, because SDLT applies to purchases involving chargeable consideration. However, inheriting a property does count towards the number of residential properties you own for the purpose of the additional property surcharge on any future purchase. If you inherit a property and later buy another, you may be liable for the surcharge even if you had not previously purchased property yourself.