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Understanding Stamp Duty Land Tax on Mixed Use Property

View profile for Marie Russell
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Glanvilles Damant Solicitors Blog Header Image for the topic, Stamp Duty Land Tax on Mixed Use PropertyStamp Duty Land Tax (SDLT) is a tax imposed on property transactions, including residential and commercial property deals, in England and Northern Ireland.

With varying rates for residential and non-residential properties, understanding the implications for mixed-use properties is crucial. In this blog post, we will explore SDLT on mixed-use properties, how it is calculated, what qualifies as mixed use, and the option to tax on mixed use property.

What is a Mixed-Use Property?

A mixed-use property, also known as a combined-use or dual-purpose property, incorporates both residential and non-residential elements. For SDLT purposes, whether a property is residential or mixed-use depends on factors such as the size of the dwelling, the nature of the land, any commercial use on a part of it, and if all the land is required for the reasonable enjoyment of the residential building.

It is essential to understand the classification of a property, as it significantly impacts the stamp duty rates applicable. Mixed-use properties are taxed at the same rates as commercial properties, which are typically lower than those for residential real estate.

Do You Pay Stamp Duty on Mixed-Use Property?

Yes, there is stamp duty to pay on mixed-use property. SDLT rates for mixed-use properties are:

  • 0% up to £150,000
  • 2% on the slice between £150,000 and £250,000
  • 5% on any amount above that

These rates are considerably lower than those for residential properties, which can range from 2% to 12%. Additionally, the higher rates of up to 15% on residential real estate do not apply to mixed-use properties.

Identifying the Type of Property

Accurately identifying the type of property is essential in determining the correct SDLT rates that apply. The classification between residential and mixed-use properties can sometimes be unclear, leading to confusion when calculating the stamp duty. When evaluating a property, consider the physical attributes, the degree of separation between residential and non-residential areas, and any adaptations made for business or commercial use.

It is important to note that the actual use of the property is not the primary factor; instead, the focus is on the suitability of the property for residential or non-residential purposes. In cases where the property's classification is uncertain, it is highly recommended to consult with a tax professional or seek guidance from HMRC to ensure the correct SDLT rates are applied to your property transaction.

What Qualifies as Mixed Use for Stamp Duty?

To qualify as mixed use for stamp duty purposes, a property must consist of both residential and non-residential elements. A residential property is defined as one used or suitable for use as a dwelling. The test is applied at the effective date of the transaction, focusing on the property's physical attributes.

A property with separate areas for residential accommodation and business or commercial use, such as a house with a surgery, may be considered mixed use. However, if a dwelling has a room used for work, like a home office, it would still be considered residential.

What is the Option to Tax on Mixed Use Property?

The option to tax does not directly apply to stamp duty land tax on mixed-use properties. The option to tax is a mechanism in the Value Added Tax (VAT) system, which allows a property owner to charge VAT on supplies related to the property. This is typically relevant in commercial property transactions and can impact the overall costs involved in buying or leasing a mixed-use property.


Understanding SDLT on mixed-use property is crucial for property buyers and investors, as it can significantly impact the amount of tax payable. By determining if a property qualifies as mixed use and considering the applicable SDLT rates, buyers can make informed decisions and potentially save a substantial amount in tax. It is essential to consult with a tax professional for specific guidance on your unique property transaction.