Stamp Duty on a Wells Home
Stamp duty on the £362,500 Wells benchmark price is £8,125 at standard rates. A first time buyer pays £3,125. A second property or buy to let pays £26,250 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 £362,500 Wells benchmark price is £8,125 at standard rates. A first time buyer pays £3,125. A second property or buy to let pays £26,250 once the surcharge is added.
What you would pay in Wells
On the £362,500 benchmark, standard residential stamp duty is £8,125. It is due within 14 days of completion.
First time buyer relief brings it to £3,125 at this price. The saving is £5,000.
Stamp duty at the Wells benchmark
The commercial page for this town sets out the introduction itself: Mortgage advice in Wells.
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 £362,500 benchmark that adds £18,125, taking the bill to £26,250.
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 £8,125 sits alongside a 10% deposit of £36,250 and legal and survey fees. Together that is roughly £46,875 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.
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 else Wells buyers are budgeting for
The schools families ask about here are The Blue School, Wells Cathedral School, Primary schools and Further options (nearby). 1 local school was rated Good or Outstanding overall at its most recent graded Ofsted inspection. Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Wells has no station of its own, so realistic journey planning matters. These indicative times are a starting point, always verify current timetables before relying on a specific service.
By price, Wells ranks 3 of the 26 Somerset locations we cover, at £362,500 against a county average of £300,865. Band D council tax here is £2,300, against an average of £2,334 across the towns we cover in the county.
What that price buys in Wells
The full local guide covers schools, transport and the market in detail: Wells property and area guide.
| Budget | What it buys here |
|---|---|
| Around £185,000 to £300,000 | Typically a flat or a smaller terraced home, the most accessible way into the city, popular with first-time buyers and downsizers. |
| Around £350,000 to £450,000 | A comfortable semi or a period terrace, or a family house on the edges, the heart of the local market. |
| £500,000 and above | Larger detached and listed period homes, and the best positions in the cathedral quarter and on the slopes with views, the premium end. |
Wells is known locally for Hot Fuzz & the screen, and Wells Cathedral. Wells starred as the fictional town of "Sandford" in Edgar Wright's 2007 film Hot Fuzz, with the Market Place and cathedral instantly recognisable, a favourite spot for film fans.
Practical detail for Wells: the BA5 postcode district.
Wells has history behind the price. In c.705, A Saxon church is founded at Wells, by the springs, in the reign of King Ine of Wessex.
Families & professionals
People drawn by the schools (state and Wells Cathedral School), the beauty of the city and the reach to Bath and Bristol for work.
Heritage & character seekers
Buyers who want a beautiful, historic cathedral city with period and listed homes, and a walkable centre with everything close.
Downsizers & country movers
People wanting a small, complete city on the edge of the Mendips, with markets, independent shops and open country all around.
Wells at a glance
| Purchase price | Standard rate |
|---|---|
| £220,000 | £1,900 |
| £290,000 | £4,500 |
| £360,000 | £8,000 |
| £362,500 | £8,125 |
| £455,000 | £12,750 |
| £545,000 | £17,250 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Wells
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Stamp duty of £8,125 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 Wells
Broadband speeds can vary street by street in Wells, 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 Wells?
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 Wells?
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