When SDLT is Payable

Chapter Summary:
This chapter explains that Stamp Duty Land Tax (SDLT) is imposed on transactions involving chargeable interests in land or property in the UK, except for specific exempt transactions. Understanding these definitions and conditions is crucial for anyone involved in property dealings.

Key Points:

  • SDLT applies to all acquisitions of chargeable interests unless exempted.
  • Transactions involving freeholds, leaseholds, and various rights over property are typically chargeable.
  • Certain lease transactions and variations can also trigger SDLT.

Main Principles:

  • Grasping the scope of what constitutes a chargeable interest is essential.
  • Recognising exempt transactions helps in planning and compliance.
  • Detailed guidance is necessary due to the complexity, especially with leases and rights over properties.

Stamp Duty Land Tax (SDLT) is charged on what are known as chargeable land transactions. This includes any time you acquire an interest in land or property in England and Northern Ireland, unless the transaction is specifically exempt from SDLT. The term “chargeable interest” covers a broad spectrum. Unless explicitly stated as exempt, any interest in land and buildings in these regions falls under this category. This includes, but is not limited to:

  • Freeholds
  • Leases
  • Sporting rights
  • Benefits of restrictive covenants

To give you a clearer picture, let’s explore some scenarios that result in the acquisition of a chargeable interest, making them subject to SDLT:

  • Transfer of ownership: This can be either a full or partial transfer of a freehold or leasehold interest in property in England and Northern Ireland.
  • Lease grants: Creating a lease from a freehold or an existing leasehold interest in property in these regions.
  • Lease surrenders: Giving up a lease over property back to the landlord.
  • Lease variations: Changes to a lease over property that are legally treated as a surrender and re-grant, or that involve a reduction in rent or the lease term.
  • Other interests: This includes the grant, transferall, variation, or surrender of interests in property other than freeholds or leases, such as sporting or mineral rights, rights of light, and rights of passage.

Furthermore, when it comes to leases (and arrangements treated as leases for SDLT purposes), there are specific events that, although not legally categorised as the transactions listed above, are nonetheless deemed to trigger SDLT obligations. These include but are not limited to:

  • Lease extensions: Extending the term of a lease may be considered a chargeable transaction if it meets certain criteria.
  • Lease premium variations: Adjustments to the premium paid for a lease can also bring about SDLT charges under certain conditions.

It’s worth noting that the rules surrounding SDLT can get complex, especially when dealing with leases and their various permutations. The government provides detailed guidance in the SDLT manual, focusing on leases and arrangements treated as leases for SDLT purposes. This includes a range of situations not straightforwardly classified but deemed to incur SDLT obligations.

In summary, SDLT is a significant consideration for anyone involved in property transactions in England and Northern Ireland. From straightforward purchases to the more intricate dealings with leases and rights, understanding when SDLT applies is fundamental for property investors. While this overview covers the basics, the specifics of each transaction can vary greatly, highlighting the importance of seeking tailored advice for individual circumstances.

Chargeable Transactions

(When SDLT is Payable)

Understanding SDLT involves knowing what a “chargeable land transaction” is, which includes any acquisition of an interest in land or property that isn’t exempt, covering various forms from freeholds to leaseholds and rights like sporting or easements.

At its core, SDLT is charged on what’s known as a “chargeable land transaction.” This term might sound complex, but it essentially refers to any acquisition of a chargeable interest in land or property unless the transaction is specifically exempt from SDLT (as per Finance Act 2003, s 49(1)). It’s important to note that most interests in land or buildings in the Rest of the UK (RUK) are considered chargeable interests unless explicitly stated otherwise in the legislation (FA 2003, s 48(1)).

What Constitutes a Chargeable Interest?

Some examples of what constitutes a chargeable interest:

  • Freeholds: This is the outright ownership of the property and the land on which it stands. Freehold interests are one of the most common forms of property ownership in the UK.
  • Leaseholds: Involves having control over a property for a set period, based on a lease agreement. The length of leasehold interests can vary significantly, from short-term leases to those lasting for hundreds of years.
  • Sporting Rights: These rights allow individuals to engage in hunting, fishing, or other sporting activities on a piece of land. Sporting rights can be sold or leased independently of the land itself.
  • Benefits of Restrictive Covenants: These are terms included in a property’s deeds or contract that restrict the actions of the owner in some way, often to protect the value and enjoyment of surrounding properties.
  • Annuities: In certain cases, property transactions may involve annuities, where a chargeable interest is created through the agreement to pay an annuity secured on land.
  • Easements: Rights over another’s land, such as rights of way or rights to run cables or pipes across the property. Easements can significantly affect the value and usability of a property.
  • Rentcharges: An annual sum paid by the owner of freehold property to another person who has no other legal interest in the land. This is a historical quirk found in some parts of England and Wales.
  • Licences to Occupy: Although generally not considered a lease, a licence to occupy can sometimes be treated as a chargeable interest, depending on the specific terms and conditions.
  • Commonhold Interests: A form of property ownership for multi-occupancy buildings, where each owner holds the freehold to their part of the building and shares responsibility for common areas and services.
  • Shared Ownership Schemes: Where a person owns a share of the property and pays rent on the remaining share, which is typically owned by a local authority or housing association.
  • Options and Pre-emptions: Rights to purchase (options) or first refusal (pre-emptions) can also constitute a chargeable interest if they relate to land or property.


Transactions Leading to SDLT Charges

(When SDLT is Payable)

SDLT is charged on transactions involving the transfer or acquisition of property rights in England and Northern Ireland, including freehold purchases, leasehold acquisitions, and other related transactions like partial interests and new leases.

Stamp Duty Land Tax (SDLT), a tax applied to the purchase or transfer of property rights in England and Northern Ireland. 

Transfers of Freehold or Leasehold Interests

  • Acquisition of Freehold Interests: When you purchase a freehold interest in a property, you are buying outright ownership of the property and the land on which it stands. This type of transaction is subject to SDLT, as it involves the transfer of a chargeable interest from one party to another. Freehold acquisitions are common in residential property purchases where the buyer intends to own the property indefinitely.
  • Acquisition of Leasehold Interests: Leasehold interests, on the other hand, involve acquiring the right to occupy and use a property for a predetermined period, as specified in the lease agreement. Acquiring a leasehold interest, whether it’s for residential or commercial purposes, also incurs SDLT. This is because you’re essentially purchasing the rights to the property for the lease duration, which can range from a few years to several decades.

Additional Transactions Leading to SDLT Charges

Beyond the straightforward acquisition of freehold or leasehold interests, several other transaction types can trigger SDLT liabilities:

  • Transfer of Part of a Property Interest: In some instances, property transactions involve the transfer of a partial interest in a property. This could occur in scenarios where an investor buys into a portion of the property rights, or when ownership is divided among multiple parties. These transactions are also chargeable under SDLT, as they involve the transfer of ownership rights, even if only partial.
  • Granting of New Leases: The creation and granting of new leases for a term exceeding seven years is another transaction type that incurs SDLT charges. This applies to both residential and commercial properties where the lease grants significant occupancy rights over a long period.
  • Lease Premiums: When a lease is granted, and a premium is paid for it (a lump sum payment in addition to, or instead of, rent), this premium is also subject to SDLT. The consideration for SDLT purposes includes both the premium and the rental value, highlighting the multifaceted nature of lease transactions.
  • Transfer of Property in Exchange for Payment: Any transfer of property that involves an exchange of payment (monetary or otherwise) is subject to SDLT. This includes not only outright purchases but also transactions where property is exchanged for goods, services, or other forms of consideration.

Exempt Interests

(When SDLT is Payable)

The Finance Act 2003 outlines specific exemptions from SDLT for certain interests in land, including security interests, genuine licences to use or occupy land, and certain historical rights like advowson, franchise, and manor.

The Finance Act 2003 (FA 2003) provides a framework for SDLT and notably outlines specific instances where interests in land are exempt from this tax. This means that in certain cases when these interests are created, transferred, altered, or relinquished, you won’t be liable to pay SDLT. 

  1. Security Interests: This category is quite broad and essentially covers any interest or right in land that’s held as security for the payment of money or for fulfilling other obligations. There are a few exceptions, such as rentcharge and feu duty, but generally, if you’re holding an interest for security purposes, it’s likely exempt. Importantly, the FA 2003 has broadened this exemption to include interests held by financial institutions in ‘alternative property finance’ transactions (FA 2003, s 73B). This expansion is particularly relevant for those involved in Islamic finance or other unconventional financing methods, providing a tax-efficient way to structure these arrangements.
  2. Licence to Use or Occupy Land: HM Revenue and Customs (HMRC) has clarified that only genuine licences are exempt from SDLT. To qualify as a genuine licence, the agreement must explicitly be named and function as a licence. HMRC is on the lookout for any attempts to disguise other types of interests as licences to avoid SDLT. It’s crucial for investors to ensure that any licence agreements they’re part of are legitimate and not merely schemes to sidestep tax obligations.
  3. Certain Archaic Rights: Although less common in today’s investment landscape, certain historical rights are also exempt from SDLT. These include:
    • Advowson: The right to recommend a clergyman to a benefice.
    • Franchise: A right granted by the Crown, such as holding a market or collecting tolls.
    • Manor: Rights of jurisdiction over a specified area.

While these rights might seem outdated, they remain in place and are exempt from SDLT.


Exempt Transactions

(When SDLT is Payable)

SDLT is not applicable on property transactions without financial exchange, inheritance, divorce settlements, low-value freehold purchases under £40,000, and certain leasehold exemptions, making these transactions more straightforward financially.

Transactions Without Financial Exchange

If you’re transferring property or land without any payment changing hands, or without swapping it for goods, services, or taking on debt relief, then SDLT won’t be a concern for you. This could include gifting property to a family member, as long as no financial compensation is involved.


Inheriting a property through a will? You’re in luck, as these transactions are SDLT-free. This also applies if the terms of the will are changed within two years of the deceased’s passing, allowing the property to move to a different beneficiary without any financial transaction involved.

Divorce or Civil Partnership Dissolution

For couples going through a divorce or ending a civil partnership, any property transferred between the partners as part of the settlement does not attract SDLT. This exemption applies whether the property division is mutually agreed upon or mandated by a court.

Low-Value Freehold Purchases

Buying a freehold property for under £40,000? You won’t have to worry about SDLT, as long as the purchase isn’t part of a series of transactions that cumulatively exceed this threshold.

Leasehold Exemptions

Leasehold properties enjoy their own set of exemptions:

  • Leases Over 7 Years: If you’re entering into or taking over a lease longer than 7 years, but the premium (the initial lump sum payment) is under £40,000 and the annual rent is less than £1,000, there’s no SDLT to pay or report.
  • Leases Under 7 Years: For shorter leases of less than 7 years, SDLT won’t apply if the total value of the transaction (including any premium and the calculated present value of all rent payments) falls below the SDLT threshold for either residential or non-residential properties.

SDLT Obligations for Purchasers

(When SDLT is Payable)

In the UK, the responsibility for paying Stamp Duty Land Tax (SDLT) lies with the purchaser, who can be an individual or entity acquiring an interest in land, including through purchases, gifts, or other enhancements to their land interest, with specific rules applying to trusts, landlords, tenants, and variations in interest.

Stamp Duty Land Tax (SDLT) is a tax on land transactions in the UK. The responsibility for paying this tax falls on the purchaser involved in the transaction. 

Who is Considered the Purchaser?

The term “purchaser” refers to the individual or entity acquiring an interest in land, whether by buying it, receiving it as a gift, or through other means that enhance their existing interest. Identifying the purchaser is straightforward in simple transactions, such as buying a property or leasing it. However, it can become complex in other situations. Here are some specific cases:

Trusts and Trustees

  • Trustees as Purchasers: When a land interest is transferred to the trustees of a trust, these trustees are considered joint purchasers.
  • Beneficial Owners: If the land interest goes to bare trustees or nominees, the actual beneficial owner is deemed the purchaser.
  • Leases to Trustees: For leases granted to bare trustees, those trustees are the purchasers of the entire interest, jointly if there’s more than one.

Landlords and Tenants

  • Lease Surrenders: When a lease is surrendered or its term is shortened, the landlord becomes the purchaser.
  • Lease Rent Reductions: If the rent under a lease is reduced, the tenant is considered the purchaser.

Variations in Interest

  • Variations in Chargeable Interest: If there’s a variation in any chargeable interest (other than a lease, such as an easement) that benefits someone, that beneficiary is the purchaser. This rule applies even though typically both parties benefit from a transaction; the focus here is on who gains an enhanced interest in the land.

It’s important to note that a person can only be considered a purchaser if they provide consideration (payment or value) or are a direct party to the transaction.

Practical Examples

Example 1: Removing a Restrictive Covenant

Alex owns a property with a restrictive covenant that limits its use. In September 2017, Alex pays a government agency £100,000 to remove this restriction, allowing him to use the property for manufacturing. In this scenario, Alex is the purchaser because he’s paying to enhance his interest in the property.

Example 2: Acquiring Right of Way

In August 2021, Taylor agrees to pay Jordan £500 annually for the right to use Jordan’s property for access. This agreement grants Taylor a new interest in Jordan’s land, making Taylor the purchaser.

Example 3: Exchanging Land Parcels

Jordan and Taylor own neighbouring properties and decide to exchange small parts of their land to improve the shape of their plots for construction. In this case, both Jordan and Taylor are purchasers regarding the land parcels they acquire. This transaction involves two separate chargeable transactions, even though no money is exchanged.

Understanding ‘Consideration’ 

(When SDLT is Payable)

Consideration in legal terms is what one party gives to another in a transaction, which can be money, goods, services, or promises, and must be fully valued for tax purposes.

What is Consideration?

In simple terms, consideration is what you agree to give in exchange for something else. For example, if Alex decides to buy a car from Jamie, the money Alex pays is the consideration for the car. It’s important to note that consideration isn’t limited to just money. It can be anything of value, such as goods, services, or even a promise to do something.

Measuring Consideration

Direct and Indirect Consideration

The law (specifically, FA 2003, Schedule 4) defines consideration as anything of value, in money or otherwise, given directly or indirectly by the buyer or someone associated with them. For instance, if Alex buys a house and Alex’s parents contribute to the payment, that contribution is also considered part of the total consideration for the house.

Full Value Consideration

The full value of the consideration must be accounted for. This means that if the payment is spread out over time or made in instalments, the total amount agreed upon is considered, without any discounts for delayed payment. 

However, there are exceptions. For example, if the final price of a purchase depends on future events (contingent consideration) or isn’t determined yet (uncertain consideration), it might be possible to defer some tax obligations related to the transaction.

Special Cases

In some situations, like when payments are stretched over many years, the law simplifies things by considering only the amount payable over the first 12 years. Also, if the consideration is in a foreign currency, it’s converted to sterling using the exchange rate on the transaction’s effective date. When the consideration isn’t money but something else (like goods or services), its market value at the time of the transaction is used.

Example: Roof space Lease for Solar Panels

Imagine Sarah agrees to let a company install solar panels on her roof. In exchange, she gets to use the electricity generated for a reduced price or even for free. This arrangement, while not a straightforward payment, is considered a form of consideration and has a value that should be accounted for in the transaction.

Exceptions and Special Considerations

Not all forms of consideration are treated equally. Some are disregarded in certain transactions, and sometimes the actual consideration is adjusted or replaced by a “deemed” consideration for the purposes of taxation. When leasing a property, specific rules apply to calculate the consideration based on the rent.

Understanding SDLT Payments for Contingent or Uncertain Consideration

When dealing with Stamp Duty Land Tax (SDLT), it’s important to understand how to handle situations where the payment amount is not fixed or depends on future events.  

What is Contingent or Uncertain Consideration?

  • Contingent Consideration: This occurs when the payment amount for a property transaction depends on a future event. For example, if Alex agrees to buy a property from Jamie with the condition that an additional amount will be paid only if the property’s planning permission is approved, this extra payment is contingent consideration.
  • Uncertain Consideration: This situation arises when the final payment amount for a transaction is not determined at the time of the deal. For example, Taylor agrees to purchase land from Jordan based on the land’s future development value, which is not yet calculated.

Contingent or Uncertain Consideration

(When SDLT is Payable)

Contingent consideration involves future payments dependent on specific conditions, while uncertain consideration deals with payments that are not clearly defined at the time of agreement, both requiring careful handling in SDLT calculations.

Contingent Consideration

Contingent consideration refers to future payments or benefits that one party owes to another under a contract, but these payments are not guaranteed. They depend on specific events or conditions happening in the future. If the outlined conditions are met, then the payment or benefit becomes due; if not, no payment is required.

Uncertain Consideration

Uncertain consideration, on the other hand, involves situations where the parties in a contract agree that a payment or benefit is due, but the amount or value of that payment is not clearly defined or can vary based on future circumstances. The key aspect here is the uncertainty about how much will be paid or what exactly will be received.

Initial SDLT Payment

For both contingent and uncertain consideration:

  • Assumption of Payment: It is presumed that any contingent amount will be payable, and SDLT must be paid on this basis as per the Finance Act (FA) 2003, section 51.
  • Use of Estimates: If the consideration amount is uncertain or not finalised by the SDLT return deadline, a reasonable estimate of the amount must be used for the SDLT calculation.

Adjusting SDLT Payments

Once the final payment amounts are known:

  • Increased SDLT: If the final SDLT amount is higher than initially reported, an amended return must be submitted, and the additional SDLT paid.
  • Overpayment of SDLT: If it turns out that too much SDLT was paid, the excess can be reclaimed, as outlined in FA 2003, section 80.

Special Considerations

  • Exclusions: The standard rules for unascertainable and contingent consideration do not directly apply to SDLT, with specific exceptions such as “right to buy” transactions.
  • Postponing SDLT Payment: If contingent or uncertain consideration may not be payable until after the transaction’s effective date, it’s possible to apply for SDLT payment postponement. However, the application must be made promptly due to strict deadlines.

Interest on Late SDLT Payments

  • General Rule: If SDLT is paid after the standard 14-day deadline following the transaction’s effective date, interest charges will apply from the due date to the payment date.
  • Exception: If a postponement for SDLT payment has been granted, no interest will be charged as long as the payment aligns with the postponement agreement.


Warehouse Purchase

Casey is buying a warehouse from Morgan, with part of the payment depending on the warehouse’s occupancy rate in the next year (contingent consideration). Casey must estimate this contingent amount and include it in the initial SDLT payment.

If the actual occupancy rate turns out higher, leading to a larger payment than estimated, Casey must file an amended return and pay the additional SDLT. Conversely, if the occupancy rate is lower and Casey overpaid SDLT, they can apply for a refund of the surplus amount.

Asset Attribution

(When SDLT is Payable)

Asset attribution involves dividing the total cost of a transaction among acquired assets on a just and reasonable basis, crucial for correctly calculating tax liabilities when the purchase includes both chargeable and non-chargeable assets.

What is Attribution?

Attribution, in the context of asset acquisition, refers to the process of dividing the total cost paid for a transaction (or series of related transactions) among the individual assets acquired. This process is necessary when a purchase involves both chargeable and non-chargeable assets for tax purposes. According to the Finance Act 2003, Schedule 4, paragraph 4, this division must be done on a “just and reasonable basis.”

The Challenge of Apportionment

Historically, apportioning the overall consideration between chargeable (e.g., real estate) and non-chargeable assets (e.g., furniture) has been challenging. This is particularly true when the transaction falls near the threshold of different SDLT rates, attracting the attention of HM Revenue and Customs (HMRC) to ensure the apportionment is justified.

Example: The Orsman Case

A notable example is the Orsman v CIR case from 2012. Here, the taxpayer allocated £250,000 to the fabric of a house and £8,000 to non-liable chattels (movable items). Based on this apportionment, the SDLT was calculated at 1%, amounting to £2,500. However, upon review, HMRC argued that some of the chattels were actually fixtures of the house, leading to an adjusted allocation that increased the SDLT to £7,524 due to moving into a higher SDLT band.

Changes in SDLT Calculation: From Slab System to Progressive System

The method of calculating SDLT has undergone significant changes, particularly for residential properties. Prior to December 4, 2014, the “slab system” was in place. Under this system, a single SDLT rate was applied based on the highest value band into which the transaction fell. This often led to substantial increases in SDLT for marginal increases in transaction value.

Since December 4, 2014, a “progressive system” has been adopted. Under this new system, different portions of the transaction value are taxed at different rates, similar to income tax. This change has made the issue of precise apportionment less critical for avoiding sudden jumps in tax liability.

Goodwill in Transactions Involving Land

(When SDLT is Payable)

In transactions involving land, determining the portion of a business’s goodwill linked to its physical location is important for tax purposes, distinguishing between inherent and separable goodwill values.

When buying or selling a business, the concept of “goodwill” often comes into play. Goodwill represents the intangible value of a business beyond its physical assets. It can include things like a strong brand, loyal customer base, or exceptional employee relations. However, when the transaction involves land or property, determining how much of this goodwill is linked to the physical location becomes crucial, especially for tax purposes. 

What is Inherent Goodwill?

Inherent goodwill refers to the portion of a business’s value that is directly tied to its physical location or the specific characteristics of its property. This is distinct from other forms of goodwill that might be related to the business’s brand, customer relationships, or proprietary technology.

How is Goodwill Treated in Property Transactions?

The UK’s HM Revenue and Customs (HMRC) has specific guidelines for how goodwill should be considered when a business transaction involves property. According to HMRC’s stance, as detailed in document SDLTM04005 and further explained in their Capital Gains manual, the nature of the goodwill in question must be carefully examined.

Examples of Goodwill Types

  • True Goodwill: If the goodwill value can be attributed to factors such as customer or supplier contracts, a specific customer base, or the business’s trade name and reputation, it is considered separable from the property. This type of goodwill is not directly tied to the physical location or characteristics of the property.
  • Inherent Goodwill: Conversely, if the goodwill value arises from the property’s location or because the property is specifically constructed or adapted for the business, HMRC views this as inherent goodwill. This means it’s directly related to the property itself.

Tax Implications

If goodwill is deemed inherent, its value may need to be added to the property’s purchase price, potentially increasing the SDLT payable.

Practical Example

A restaurant business is being sold, including the building it operates from. If the restaurant’s success is largely due to its unique recipes, strong brand, and loyal clientele, most of the goodwill value could be considered true goodwill. However, if part of the restaurant’s appeal is its prime location or the specially designed kitchen, a portion of the goodwill might be viewed as inherent to the property.

VAT and SDLT in Property Transactions

(When SDLT is Payable)

In property transactions, SDLT is calculated on the total price including VAT, affecting the tax amount even if VAT can be reclaimed by the buyer.

What is VAT?

Value Added Tax (VAT) is a tax levied on the sale of goods and services within the UK. The standard VAT rate is currently 20%. In the context of property transactions, if the sale of a property is subject to VAT, this tax must be added to the sale price.

What is SDLT?

Stamp Duty Land Tax (SDLT) is a tax applied to the purchase of property or land over a certain price in England and Northern Ireland. The rate of SDLT varies depending on the value of the property and whether it is residential or non-residential.

How VAT Affects SDLT

When a property transaction is subject to VAT, the SDLT is calculated based on the total amount that includes VAT. This means if a buyer can reclaim the VAT (known as input tax), they will still pay SDLT on a higher amount than the actual cost of the property.

For non-residential properties, the maximum marginal rate of SDLT is 6%. This is calculated as 5% on the VAT-inclusive price, which is effectively 120% of the property price without VAT (because of the 20% standard VAT rate).

Exceptions and Considerations

It’s important to note that if the land is not subject to VAT at the effective date of the transaction but may become so later (through the ‘option to tax’), VAT is not considered for SDLT calculations, provided the option to tax is not exercised until after the effective date.

Example: Calculating SDLT with VAT

Let’s consider a practical example to understand how VAT affects SDLT calculations:

The Parties Involved

  • Big Manufacturer Ltd (renamed as “Giant Production Corp.”) is a company looking to purchase a plot of land to build a new factory.
  • Land Trader Ltd (renamed as “Property Exchange Co.”) owns a plot of bare land that Giant Production Corp. is interested in buying.

The Transaction

  1. Purchase Price: Giant Production Corp. agrees to buy the land for £1,600,000.
  2. VAT Charges: Property Exchange Co. has chosen to ‘opt to tax’ the land, which means VAT is chargeable on the sale. The VAT rate is 20%, making the VAT amount £320,000. Therefore, the total price, including VAT, is £1,920,000.
  3. VAT Recovery: Fortunately, Giant Production Corp. can recover the £320,000 VAT through its own VAT returns, effectively making the real cost of the land £1,600,000 again.
  4. Payment Arrangement for VAT: An agreement is made that Giant Production Corp. will pay the VAT to Property Exchange Co. on the same day it recovers the VAT from HMRC (His Majesty’s Revenue and Customs).

SDLT Calculation

  • VAT-Inclusive Price: For the purpose of calculating SDLT, the total price considered is the VAT-inclusive price of £1,920,000.
  • SDLT Rates: SDLT is calculated at rates of 0%, 2%, and 5% on different portions of the property price.
  • SDLT Liability: Based on these rates and the VAT-inclusive price, the SDLT liability comes to £85,500. This amount represents 5.3% of the original land cost (£1,600,000) before VAT was added.


Debt as Consideration in Property Transactions

(When SDLT is Payable)

In property transactions, the assumption or transfer of debt is considered as part of the transaction’s value for tax purposes, but it’s capped at the property’s market value if the debt exceeds it.

In simple terms, consideration is the value exchanged between parties in a transaction. For property transactions, consideration isn’t limited to cash payments; it can also include the assumption of debt, or the transfer of other valuable interests.

Transferring Property to Settle Debt

When property is transferred as a way to settle a debt, the value of that debt (including any unpaid interest) is considered as the “consideration” for the transaction. This principle applies in several scenarios:

  • When property is given to someone because they have agreed to pay off a debt that the giver owes to someone else.
  • When property is transferred to someone who, in return, releases the giver from a debt.
  • When the receiver of the property takes on the responsibility of a debt as part of the deal.

Limitation Based on Market Value: If the debt’s value surpasses the property’s market value, the consideration for tax purposes is capped at the property’s market value.


Alex has a debt of £100,000 that they owe to Jordan. To settle this debt, Alex agrees to transfer a piece of land to Jordan. The total amount of the debt, which includes £100,000 plus any accrued but unpaid interest, is initially viewed as the transaction’s consideration. 

However, if the land’s current market value is assessed at only £80,000, then for the purposes of calculating taxes, the consideration is adjusted down to match the land’s market value, which is £80,000.

Special Considerations for Secured Debts

A more complicated situation arises when the property has a debt (like a mortgage) secured against it, which isn’t being assumed or paid off as part of the property transfer.

Example: Property Transfer without Assuming Debt

Imagine Taylor has purchased a house using a mortgage. After some time, Taylor decides to gift this house to their child, Alex, without asking for any financial compensation in return. Additionally, Taylor chooses to keep paying the mortgage, not transferring this financial obligation to Alex. 

In this scenario, for the purposes of calculating Stamp Duty Land Tax (SDLT), the value of the mortgage should not be factored into the transaction’s consideration. This is because the responsibility for the mortgage remains with Taylor, and Alex does not assume any part of this debt through the transfer.

Avoidance and Compliance

To prevent tax avoidance, the law specifies that if any changes are made to the rights or liabilities concerning the secured debt as part of the transaction, the value of that debt must be included in the consideration. This means that if Taylor wanted to transfer the property to Alex under the conditions mentioned above, the agreement with the lender must be carefully drafted to ensure Taylor’s obligations and rights regarding the loan remain unchanged. This can be challenging, as lenders may be hesitant to agree to such arrangements.

Exclusions on Chargeable Consideration for Land Transactions

(When SDLT is Payable)

For construction, repair, or improvement costs to be excluded from the chargeable consideration in land transactions, the works must start after the transaction’s effective date, be performed on the acquired or associated land, and not be carried out by the seller or their associates.

For the value of any construction, repair, or improvement works to be excluded from the chargeable consideration (the amount on which tax is calculated), certain conditions must be met:

  • Timing of the Works: The works must commence after the transaction’s effective date. The effective date is a term that refers to the point in time when the transaction is considered to have taken place for tax purposes.
  • Location of the Works: The construction, repair, or improvement works must be carried out either on the land being acquired or on another piece of land that the purchaser or an associated party already owns.
  • Independence of Contractors: The works must not be a condition of the sale that they are carried out by the seller or someone associated with the seller.

Example 1: Non-Consideration Works

In this example, a company named ChemiCorp Ltd agrees to sell a piece of contaminated land to BuildHome Ltd. ChemiCorp is already obligated to decontaminate the land within a year. As part of the deal, BuildHome pays £500,000 and also agrees to hire an independent company to perform the decontamination, which is expected to cost £1 million. However, the decontamination work is scheduled to start only after the land transfer is completed.

Key Points

  • The cost of decontamination work, despite being £1 million, is not considered part of the land’s purchase price.
  • BuildHome is required to pay SDLT only on the actual cash payment of £500,000.
  • The obligation to decontaminate the land by ChemiCorp does not alter the consideration for the land transfer.

Example 2: Works as Consideration

In this scenario, an individual named Beryl agrees to purchase a plot of land from a company called Landbank Ltd for £200,000, which reflects its true market value. On the same day, Beryl contracts Quickbuild Ltd, a company associated with Landbank but not with Beryl, to construct a house on the plot for £300,000.

Key Points

  • The £300,000 paid for the construction is not considered part of the payment for the land.
  • The situation requires reference to a legal precedent (Prudential Assurance Co Ltd v IRC [1992]) and HMRC’s stance as outlined in SDLTM04015 and SP 8/93. These documents discuss how SDLT is applied in such transactions.
  • If the land purchase and construction contracts are genuinely independent, SDLT is charged only on the land’s purchase price (£200,000).
  • However, if the transactions are not independent—meaning the land sale is contingent on the construction contract—HMRC may view it as a single transaction. In such cases, SDLT would be due on the total value of the land and the completed building (£500,000).

Services as Consideration

(When SDLT is Payable)

When services are used as payment in transactions, their value is assessed based on market rates, not the lower actual cost to the provider, to ensure fair tax calculation.

“Services as consideration” refers to situations where, instead of paying money to acquire something, a person or entity provides services. For example, instead of buying a piece of property with cash, you might agree to provide consultancy services of equivalent value to the seller.

How Are These Services Valued?

The value of the services provided is determined based on what those services would cost if you were to hire an external provider from the open market. This market value is often higher than the actual cost incurred by the person or entity providing the services. Why? Because an external provider would include a profit margin in their pricing.


A consultant, Alex, is interested in purchasing an office space from a property developer, BrightBuild. Instead of paying cash, they agree that Alex will provide a comprehensive marketing campaign for BrightBuild’s new housing project as payment for the office space.

Application of Services as Consideration:

To determine the stamp duty land tax, the value of the marketing services Alex provides must be assessed. Even though Alex’s cost to deliver these services (time, effort, and perhaps some minor expenses) might be relatively low, the valuation isn’t based on Alex’s costs. 

Instead, it’s based on what BrightBuild would have had to pay if they hired an external marketing agency to do the same work. This external rate would likely include a profit margin, making the valuation higher than Alex’s cost.

If the going rate for such a marketing campaign in the open market is £150,000, that’s the value that will be considered for the transaction, even if Alex’s actual costs (time and resources) are only £90,000. This higher valuation is what’s used for calculating the stamp duty land tax.

This approach ensures that the tax calculation is fair and reflects the true value of the transaction, preventing underestimation that could occur if personal cost rather than market value was used.

Payment in Instalments and SDLT

(When SDLT is Payable)

SDLT is due on the total agreed price of a property at the effective date, regardless of payment in instalments, with special rules for transactions involving annuities.

The “effective date” is a key concept in understanding when SDLT becomes payable. It is not always tied directly to the payment of the purchase price. Instead, it could be linked to other milestones such as taking possession of the property or the formal completion of the transaction. Regardless of when the payments are scheduled, SDLT is due based on the total agreed price as soon as the effective date is reached.

Example of Effective Date Trigger

Imagine Alex agrees to buy a property from Jamie for a total of £300,000, payable over five years in instalments. Alex moves into the property immediately, which triggers the effective date. Despite the payment plan, Alex must pay SDLT on the entire £300,000 as of this date.

Deferral of SDLT Payment

In certain situations, it’s possible to request a deferral of SDLT payment. This means that instead of paying the entire tax upfront, the buyer can apply to pay it in parts. However, this option is not always available and is subject to specific conditions detailed in the tax legislation.

Special Consideration for Annuities

An annuity, in this context, refers to a series of payments that could last for a significant period, typically at least 12 years. If part of the consideration for a transaction includes an annuity, special rules apply:

  • The value of the annuity is calculated as if it will be paid for 12 years, regardless of the actual duration.
  • The highest yearly amount within any 12-year period is used for this calculation. However, adjustments for inflation (e.g., increases in line with the Retail Price Index) are ignored.
  • Once this calculation is done, deferral of SDLT payment is not an option, and the tax is payable based on this predetermined amount.

Example of Annuity Consideration

Let’s consider a hypothetical scenario where Taylor sells their house to a company in exchange for several benefits:

  1. A lump sum of £100,000,
  2. A rent-free living arrangement in the house for life, valued at £40,000, and
  3. An annuity starting at £15,000 per annum, increasing to £20,000 after four years, with future increases based on the Retail Price Index.

For SDLT purposes, the company must consider the lump sum, the value of the rent-free living arrangement, and 12 times the highest annuity amount (£20,000) as the total consideration. This totals £380,000, on which SDLT is due. The future increases in the annuity tied to inflation are not considered, and there is no adjustment for SDLT if the seller lives longer or shorter than expected.

Market Value Substitution

(When SDLT is Payable)

Market value substitution in SDLT calculations ensures tax is based on the true value of a property, used especially when the transaction price doesn’t reflect the actual market value.

Market value substitution is a principle applied in calculating SDLT where the actual consideration (the price paid for a property) is replaced with the property’s market value. This usually happens in specific scenarios where the transaction does not reflect the property’s true value.

Property Transferred to Settle a Debt

Imagine Alice owes Bob a significant amount of money, say £500,000. Instead of paying him back in cash, Alice transfers a property she owns to Bob. However, the property’s market value is only £400,000. In this case, even though the consideration (the debt being settled) is £500,000, SDLT will be calculated based on the property’s market value of £400,000.

Property Exchanges

Let’s consider another scenario where two property owners, Chris and Dana, decide to swap properties. Chris’s property is worth £300,000, and Dana’s property is valued at £350,000. If there’s no additional payment to even out the difference, the actual consideration for each property doesn’t reflect its market value. For SDLT purposes, the market value of each property would be used to calculate the tax due, rather than the nominal consideration of the exchange.

Why is Market Value Substitution Used?

The principle of market value substitution ensures that SDLT reflects the true economic value of a property transaction. It prevents parties from under-declaring the value of a property transaction to reduce their SDLT liability. By using the market value, the tax calculation is based on a fair assessment of the property’s worth at the time of the transaction.

Property Transfers to Connected Companies

(When SDLT is Payable)

When property is transferred to a connected company, the transaction must be valued at least at the property’s market value to ensure SDLT is fairly calculated based on true economic value.

When a property is transferred to a connected company, the transaction must be valued at no less than the market value of the property. This includes any rent in cases where the transaction involves granting a lease. This rule is laid out in the Finance Act 2003, section 53. For example, if John transfers a commercial building to XYZ Ltd, a company he owns, the value of the transaction should not be less than the building’s current market value.

Defining ‘Connected’

A company is considered ‘connected’ to the transferor if it meets the criteria set out in section 1122 of the Corporation Tax Act 2010. Typically, this means there is a significant control or influence between the parties, such as ownership or family relationships. For instance, if Jane transfers a property to ABC Corp, a company where her brother is a major shareholder, this would likely be considered a connected company.

SDLT Considerations

If the actual consideration (including any VAT) for the transfer is more than the market value, SDLT is charged based on the actual amount paid unless specific reliefs or exemptions apply. This ensures that transactions are taxed fairly based on their true economic value.

Exceptions and Clarifications

There are some situations where the market value rule does not apply, such as certain transfers to trustees or distributions from a company’s assets. However, an anti-avoidance rule can reapply the market value principle if group relief has been claimed on the property in the previous three years, to prevent tax evasion.

Common Confusions Explained

Incorporation of a Business

When a sole trader or an unincorporated partnership incorporates their business, transferring substantial property assets to the newly formed company can incur significant SDLT costs. Despite debates, no general relief is available for such transfers, which can deter business owners from incorporating due to the potential tax implications.

Specific Reliefs

However, there is a specific relief available for transfers from an unincorporated partnership to a limited liability partnership. Additionally, special partnership rules can sometimes reduce SDLT on transfers involving partners, partnerships, and connected entities.

Leases to Connected Companies

When granting a lease at rent to a connected company, it’s not required to substitute a market rent for the calculation of SDLT. If the rent is below market rate, the lease itself is considered to have a capital value, which is added to the actual rent to calculate SDLT.

Examples for Better Understanding

Example 1: Property Transfer Between Connected Companies

John owns Company A and decides to transfer a property to Company B, which is owned by his sister. Since the companies are connected, the transfer must be treated as if it were made at market value for SDLT purposes. If the property’s market value is £500,000 but the transaction is made for £450,000, SDLT is still calculated based on the £500,000 market value.

Example 2: Lease to a Connected Company

Company C, owned by Alice, grants a lease to Company D, owned by Alice’s husband, at a rent below the market rate. For SDLT purposes, the lease is considered to have a capital value due to the lower rent, and SDLT is calculated based on the actual rent plus this capital value.

Property Exchanges and Partitions

(When SDLT is Payable)

In property exchanges and partitions, each party’s transaction is valued based on the higher market value of the property acquired or given up, ensuring fair tax treatment and preventing undervaluation.

Property Exchanges

In a property exchange scenario, two parties swap interests in property. This transaction is considered as two separate land transactions for tax purposes. To understand this better, let’s assume that the properties or interests being exchanged include at least one major interest (a concept discussed in sections 4.6 and 4.11 of the Finance Act 2003).

Determining the Consideration

The consideration, or the value assigned to each acquisition in the exchange, is determined by the greater of two values:

  • The market value of the property acquired, excluding any Value Added Tax (VAT) if applicable.
  • The market value of the property given up in the exchange, also excluding VAT, plus any additional consideration provided (which includes any applicable VAT).

This approach to determining consideration was introduced to prevent avoidance tactics, such as undervaluing property just before transfer. The change took effect from March 24, 2011, but with considerations for transactions agreed upon before that date.

Example of Property Exchange

Let’s consider a hypothetical scenario to understand how a property exchange might work:

  • Person A owns a commercial building.
  • Person B is interested in purchasing this building.

Instead of a straightforward sale, they agree on a more complex transaction:

  • Person A sells the building to Person B.
  • Simultaneously, Person B agrees to grant Person A a lease on the same building.

This means Person A will continue to use the building for a specified time, paying rent to Person B, the new owner.

Why Opt for Such a Transaction?

This arrangement might seem unusual, but it can offer benefits to both parties:

  • Person A might need the capital from selling the building but still wants to keep using the space for business operations.
  • Person B acquires a property with a guaranteed tenant (Person A), ensuring a steady income from the lease.

Property Partitions

When multiple individuals jointly own a property, they can decide to partition it, meaning each person ends up owning a specific part of the property. This process treats the interests given up by each party not as consideration but focuses on any actual payment or valuable consideration exchanged to offset differences in the values of the portions acquired.

Example of Property Partition

When multiple individuals own a piece of property together, they may decide to divide it among themselves in a process known as property partition. This can be a complex process, involving various financial and legal considerations. To help clarify this concept, let’s explore it through a simplified example with two siblings, Alice and Bob.

The Scenario: Alice and Bob’s Land Division

Alice and Bob are siblings who jointly own a large piece of land, which is divided into two distinct sections, referred to here as Paddock A and Paddock B. The total value of this land is estimated at £1 million. They decide to partition the land, meaning each sibling will take full ownership of one section.

The Division of Land

  • Paddock A is chosen by Alice. This parcel is valued at £100,000 more than Paddock B due to its features or location.
  • Paddock B is selected by Bob, which is worth £100,000 less than Paddock A.

To compensate for the difference in value, Alice agrees to pay Bob £20,000. This payment is a way to even out the perceived imbalance created by the unequal values of the two parcels of land.

Financial Implications and Stamp Duty Land Tax (SDLT)

When it comes to the financial implications of this partition, particularly regarding Stamp Duty Land Tax (SDLT), the situation can be interesting:

  • Alice’s Consideration: The £20,000 that Alice pays Bob is considered her financial contribution or “consideration” for the purposes of SDLT. Since this amount is below the usual SDLT threshold, Alice might not have to pay any SDLT on this transaction.
  • Bob’s Consideration: Bob, on the other hand, is considered not to have given any financial consideration in this partition since he is receiving money rather than paying it.

 Key Points

  • Property exchanges are treated as two separate transactions.
  • The consideration is based on the greater of the market value of the property acquired or given up, plus any additional consideration.
  • Property partitions focus on any payment or valuable consideration exchanged, not the value of the property given up.
  • These rules aim to ensure fair tax treatment and prevent avoidance strategies.

Non-Consideration Liabilities in Property Transactions

(When SDLT is Payable)

In property transactions, liabilities like indemnity for third-party claims, inheritance tax, capital gains tax, and costs related to leasehold enfranchisement are not included in the purchase price or consideration.

When purchasing property, the buyer often assumes various liabilities and obligations. However, not all of these are considered part of the purchase price or “consideration” for the property. 

Examples of Non-Consideration Liabilities

  1. Indemnity for Third-Party Claims

When a buyer agrees to indemnify (or protect) the seller against any future claims from third parties that arise due to a breach of obligations related to the property, this indemnity is not considered part of the purchase price. For instance, if there’s a dispute over property boundaries that leads to a lawsuit after the sale, and the buyer has agreed to handle any legal costs or settlements, these expenses are not part of the property’s consideration.

  1. Inheritance Tax Liability

If the buyer agrees to take on any inheritance tax that may arise from the property transfer, this agreement does not add to the property’s consideration. For example, if the property was part of an estate and subject to inheritance tax, the buyer’s commitment to cover this tax would not increase the purchase price for consideration purposes.

  1. Capital Gains Tax Liability

Similarly, an agreement by the buyer to cover any capital gains tax liability resulting from the transfer does not count as consideration, especially in transactions not considered “arm’s length” (transactions between related parties or under some form of control). For instance, if a parent sells a property to their child at a price below market value, and the child agrees to pay any capital gains tax, this agreement does not affect the consideration.

  1. Costs Related to Leasehold Enfranchisement

When a leaseholder buys the freehold of their property or extends their lease (a process known as enfranchisement), certain costs are involved. If the leaseholder agrees to bear specific costs related to this process, these costs are not considered part of the consideration for the property. This might include legal fees, valuation costs, or other related expenses.


Timing of SDLT Payments

(When SDLT is Payable)

SDLT must be filed and paid within 14 days of a property transaction’s effective date, which is either the date of legal completion or substantial performance, with penalties for late compliance.

SDLT Payment and Filing Deadline

  • For transactions completed on or after 1 March 2019, you must submit your SDLT return and make your payment within 14 days of the transaction’s effective date.
  • Prior to this change, for transactions with an effective date before 1 March 2019 and notifiable before this date, the deadline was 30 days. This adjustment to a 14-day window marked a significant tightening of the timeline for compliance.

What is the Effective Date?

The Finance Act 2003 provides guidance on determining this date, although it acknowledges different scenarios that might affect its determination. In general, the effective date is the earliest of:

  • The date of legal completion: This is when the conveyance, lease, or another legal document finalising the transaction is executed.
  • The date of substantial performance: This occurs when a significant part of the transaction is completed, even if the legal formalities are not yet finalised.

Substantial Performance and Its Implications

  • Payment of Consideration: If a substantial part of the transaction’s consideration (price or value exchanged) is paid, the effective date could be when this payment is made. For rent payments, it’s either the first rent payment date or when a substantial part of any other consideration is paid.
  • What Counts as Substantial?: While not explicitly defined in the statute, HMRC views 90% or more of the consideration as “substantially the whole.” However, they also note that if the transaction’s circumstances imply that essentially all consideration has been paid or provided, this could also meet the criterion for substantial performance.

Practical Example

Imagine “Blue Sky Properties Ltd.” purchases a commercial property for £1,000,000. If they pay £900,000 (90%) of the price on April 15th but the legal completion occurs on April 30th, the effective date for SDLT purposes is April 15th, due to substantial performance. Therefore, Blue Sky Properties Ltd. must file their SDLT return and make payment by April 29th, considering the 14-day deadline.

 Penalties and Interest for Late SDLT Filings and Payments

When it comes to Stamp Duty Land Tax (SDLT), meeting deadlines for both filing returns and making payments is essential. Failure to do so results in automatic penalties and interest charges, which can significantly increase the amount you owe.

Automatic Fixed Penalties for Late Filing

If you don’t file your SDLT return by the due date, you’ll face a fixed penalty. The amount depends on how late the filing is:

  • £100 penalty for returns filed up to 3 months after the due date.
  • £200 penalty for returns filed more than 3 months after the due date.

These penalties are automatic and apply to everyone who misses the filing deadline.

Tax-Based Penalties for Extended Delays

If your delay extends beyond 12 months, the penalties become more severe. In addition to the fixed penalties, you’ll incur a tax-based penalty. This can be up to the full amount of the SDLT due on the return. Essentially, you could double your tax bill if you’re more than a year late in filing.

Appealing Against a Penalty

You do have the right to appeal against a late filing penalty if you believe there’s a valid reason for your delay. Valid reasons typically involve unexpected or uncontrollable events that prevented you from filing on time. These might include:

  • Severe illness that made it impossible for you to file or instruct someone else to file on your behalf.
  • Technical issues with the filing system that were beyond your control.

HM Revenue and Customs (HMRC) evaluates appeals on a case-by-case basis, focusing on whether the event was unforeseeable or genuinely beyond your control.

Interest Charges on Late Payments

SDLT payments are due within 14 days of the transaction’s effective date. Failure to pay on time results in interest charges, accruing from the day after the payment was due until it is paid. Here are the key points about interest charges:

  • Interest accrues daily from the payment deadline to the day you settle the amount due.
  • HMRC uses the official rate of interest set by HM Treasury to calculate how much interest you owe.
  • You cannot appeal against an interest charge, as it’s not a penalty but a charge for the late receipt of tax due.

No Escape from Interest Charges

Unlike penalties, where you might argue a reasonable excuse for late filing, there’s no avenue for appeal against interest charges. Interest is seen as compensation to HMRC for the delayed payment and is calculated based on official rates.

Paying Tax and Interest

Upon realising a delay in payment, it’s advisable to settle the owed tax and accrued interest as soon as possible. HMRC will notify you and your agent about any underpayment and the amount of interest charged. Delays in settling these amounts only increase the financial burden due to ongoing interest accumulation.


* indicates required

Intuit Mailchimp

This Article Written By Nick Garner
Founder Stamp Duty Advice Bureau
Author of Stamp Duty Land Tax Guide
For Property Investors.