By price
Stamp duty on a £350,000 property
The price where English and Welsh tax meet, and a common budget for a family moving up.
Checked by Radif Partners · Editorial policy · How we calculate
A £350,000 home bought by someone who will own only that property costs £7,500 in Stamp Duty Land Tax in England and Northern Ireland and £7,500 in Land Transaction Tax in Wales: the two bills are equal, although the bands behind them are not. England taxes £125,000 at 2% and the rest above £250,000 at 5%; Wales taxes nothing up to £225,000 and 6% after that. Scotland charges £8,350 of LBTT, a little more, because its 10% band starts at £325,001. The equality breaks down for other buyers. A first-time buyer pays £2,500 in England but £7,500 in Wales, which has no relief. A family that buys its next home before selling the current one pays the surcharge first: £25,000 in England, £24,950 in Wales and £36,350 in Scotland, with £17,500, £17,450 and £28,000 recoverable after the sale.
More options: commercial property, company relief
Stamp Duty Land Tax · England and Northern Ireland
£7,500
2.1% of £350,000 · rule applied: Standard residential rates
| Portion | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £925,000 | 5% | £5,000 |
Return and payment due within 14 days of completion.
Same purchase elsewhere in the UK
The same bill on either side of the Severn
A £350,000 house in Chepstow and one a few miles away in Gloucestershire cost the same in tax: £7,500. That is a coincidence of two different shapes. The English bill is built from a small 2% slice and a larger 5% slice; the Welsh bill from a long free stretch to £225,000 followed by 6%. Lower down, Wales comes out ahead; higher up, England does, as the table shows.
| Price | England & NI | Wales | Wales minus England |
|---|---|---|---|
| £250,000 | £2,500 | £1,500 | -£1,000 |
| £300,000 | £5,000 | £4,500 | -£500 |
| £350,000 | £7,500 | £7,500 | £0 |
| £400,000 | £10,000 | £10,500 | £500 |
| £500,000 | £15,000 | £18,000 | £3,000 |
The levelling only holds for a buyer with no relief and no other home. A first-time buyer in England pays £2,500, because the relief taxes only the slice above £300,000. In Wales that buyer still pays £7,500.
Moving up before the old house sells
Take a family trading a smaller home for a bigger one at this price. If the old home is sold on or before completion day, the purchase is a replacement of the main residence and ordinary rates apply. If the sale lags behind, all three nations charge the surcharge first and refund it once the old home is gone, within each nation’s window.
| Nation | Tax if old home already sold | Tax if not yet sold | Refundable later | Window to sell |
|---|---|---|---|---|
| England & NI | £7,500 | £25,000 | £17,500 | 3 years |
| Scotland | £8,350 | £36,350 | £28,000 | 36 months |
| Wales | £7,500 | £24,950 | £17,450 | 3 years |
Each nation adds its own conditions. In England, nothing is refunded if a spouse or civil partner keeps a share of the old home. In Scotland, for purchases since 1 April 2024, it is enough that one of the buyers sold the previous main residence, but every buyer must live in the new one. In Wales, adding a parent who owns a home as co-buyer brings in the higher rates, while a joint borrower, sole proprietor mortgage does not.
The deadlines to claim differ: in Wales, an amended return within 12 months of the filing date, or a claim within 4 years after it (Welsh Revenue Authority); in Scotland, an amendment within 12 months, otherwise an overpayment claim within 5 years. The moving home guide and the refund calculator set out the steps.
Family homes near £350,000
On the UK House Price Index for July 2026, the average semi-detached house in Cardiff sold for £324,859, and the average home in Bristol for £352,262. In Edinburgh the average home cost £303,965, which carries £4,798 of LBTT.