Stamp Duty on an Ely Home
Stamp duty on the £385,000 Ely benchmark price is £9,250 at standard rates. A first time buyer pays £4,250. A second property or buy to let pays £28,500 once the surcharge is added.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Stamp duty on the £385,000 Ely benchmark price is £9,250 at standard rates. A first time buyer pays £4,250. A second property or buy to let pays £28,500 once the surcharge is added.
What you would pay in Ely
On the £385,000 benchmark, standard residential stamp duty is £9,250. It is due within 14 days of completion.
First time buyer relief brings it to £4,250 at this price. The saving is £5,000.
Stamp duty at the Ely benchmark
The commercial page for this town sets out the introduction itself: Mortgage advice in Ely.
The surcharge that catches people out
If you will still own another residential property worth £40,000 or more anywhere in the world after you buy, the additional property surcharge usually applies. On the £385,000 benchmark that adds £19,250, taking the bill to £28,500.
It catches people mid move, when the old home has not sold. You can usually reclaim the surcharge if you sell the previous main residence within the time limit. Budget for it anyway.
Where it sits in your cash pile
Stamp duty of £9,250 sits alongside a 10% deposit of £38,500 and legal and survey fees. Together that is roughly £50,250 before you own anything.
Rates are those in force from April 2025. Thresholds change with fiscal events, so confirm the current position on gov.uk before you exchange.
What else Ely buyers are budgeting for
The schools families ask about here are Ely College, King's Ely, Spring Meadow Infant School and The Lantern Community Primary School. 2 local schools were rated Good or Outstanding overall at their most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Transport is one of Ely's biggest selling points, a genuine rail hub and good roads across the Fens. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
By price, Ely ranks 4 of the 12 Cambridgeshire locations we cover, at £385,000 against a county average of £353,750. Band D council tax here is £2,480, against an average of £2,575 across the towns we cover in the county.
Local prices sit under the £500,000 relief ceiling, so first time buyers here keep the benefit. That is worth real money against neighbouring areas.
What that price buys in Ely
Ely is a small historic cathedral city on the River Great Ouse in the Fens, desirable and Cambridge-facing.
The full local guide covers schools, transport and the market in detail: Ely property and area guide.
| Budget | What it buys here |
|---|---|
| Around £280,000 to £340,000 | A terrace or a starter home, or a shared-ownership new-build at North Ely, the more accessible way into the city. |
| Around £340,000 to £500,000 | A suburban semi, or a modern or new-build family house at North Ely, a classic Ely family home. |
| £500,000 and above | A larger detached, period or riverside house, the top of the local market, including the historic core. |
Ely is known locally for Ely Cathedral. Ely Cathedral, the "Ship of the Fens", is one of England's greatest medieval cathedrals, famous above all for its unique octagon and lantern tower, the landmark that defines the city.
Practical detail for Ely: the CB6 & CB7 postcode district, Ely station, a genuine rail hub: Cambridge ~15 min, London ~1h15, plus Peterborough, Norwich, Ipswich & King's Lynn and nearest A and E is Addenbrooke's Hospital, Cambridge (Hills Road, CB2 0QQ), a 24-hour Type 1 major A&E, ~25 min by road; Ely's Princess of Wales Hospital has NO A&E; verify with NHS.
Ely has history behind the price. In 7th c., Saint Æthelthryth founds an abbey on the Isle of Ely, a low island rising above the fen.
Cambridge commuters
People wanting a small, historic city with a fast Cambridge train (around fifteen minutes) and a genuine rail hub, more space and character for the money than Cambridge itself.
Families & upsizers
People wanting character homes, new-builds at North Ely, riverside living and a good spread of schools (state and independent), from suburban semis to larger period and detached houses.
Downsizers, retirees & first-time buyers
People wanting a walkable cathedral city with culture and the train, and first-time buyers wanting a foothold via terraces, starter homes and shared-ownership new-builds.
Ely at a glance
| Purchase price | Standard rate |
|---|---|
| £230,000 | £2,100 |
| £310,000 | £5,500 |
| £385,000 | £9,250 |
| £480,000 | £14,000 |
| £580,000 | £19,000 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Ely
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Stamp duty of £9,250 treated as cash, not borrowing
- Your first time buyer status confirmed in writing
- The surcharge checked if you own anything else
- Current rates verified on gov.uk before exchange
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to. There is no obligation.
Check broadband before you make an offer in Ely
Broadband speeds can vary street by street in Ely, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much is stamp duty on a house in Ely?
Do first time buyers pay stamp duty here?
What if I already own a property?
How do I check broadband speed at a property in Ely?
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