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Revealed: What £250,000 Can Buy You Across England’s Nine Regions

Stamp Duty-Exempt Properties

The recent extension to the stamp duty land tax holiday in the Budget has meant that buyers in England and Northern Ireland will not have to pay stamp duty on purchases costing less than £500,000 if they complete before 30 June or costing less than £250,000 if they complete by the 30 September 2021.  This is because, under the current temporary rules, residential properties costing less than the above figures are completely exempt from the property transaction tax (unless they are a second property as we explain in our recent blog).

The Chancellor’s announcement in the Budget that people can continue to benefit from a Stamp Duty Land Tax (SDLT) discount until the end of September has given the market a massive boost with property portal Rightmove saying that demand has shot up to a record high with more people searching the portal than ever before.

With the £250,000 nil band rate running to September in mind, Rightmove set out to find property deals from every region in England that would not only 100 per cent benefit from the SDLT exemption but would also provide more indoor and outdoor space – like gardens or space for a home office to suit buyers’ new top search requirements, which have become apparent since the Coronavirus pandemic.  We think they’ve made some great finds, see what you think.

North East – Average asking price of 3-bedroom properties: £152,034

Terraced townhouse in the West End of Darlington, source Rightmove

Asking prices in the North East have increased on average by 5.4 per cent in the last year, according to Rightmove. After the North West, it’s the region that has seen the biggest price change in England.

However, there are still plenty of SDLT-free deals to be had in the region, like this stunning terraced townhouse in the West End of Darlington, which benefits from no onward chain, meaning completion should be possible before the stamp duty holiday ends for a well-prepared buyer.

The property has been fully renovated in a stylish, contemporary finish. With four large double bedrooms, brand new bathrooms and kitchen and a striking interior design. This home, marketed by Carver Residential, seems amazing value at just £250,000.


North West – Average asking price of 3-bedroom properties: £193,357

The North West is the region that has seen the biggest price change in the UK – up by 7.3 per cent in 12 months.

The property Rightmove found in the region is a four-bedroom detached home occupying a corner plot in a quiet cul-de-sac in the heart of the town of Leyland (in Lancashire).

The modern home, priced at £250,000 and marketed by Strike, was built in 2018 and boasts four double bedrooms, a large kitchen/diner, lounge, separate dining area, a garage and a lovely garden with a seating area and pergola, so ticks a lot of boxes in this post-lockdown era.


Yorkshire and the Humber – Average asking price of 3-bedroom properties: £188,538

Scandinavian-style lodge in the middle of the woods near the village of Scampston, in North Yorkshire, source Rightmove

Prices are up by 2.8 per cent compared to a year ago in this region. This may not seem like a huge increase compared to other regions, but historically this would be considered a very significant and fast rise.

Rightmove’s 250k property on offer in the Yorkshire and the Humber region is this stunning lakeside Scandinavian-style lodge in the middle of the woods near the village of Scampston, in North Yorkshire.

The open-plan design is roomy and stylish while its modern, wooden exterior blends in seamlessly with the surrounding nature.

Because of its location, this could be perfect as a home for someone seeking a quieter lifestyle in the countryside, or as a holiday home to escape to. The stunning retreat has a guide price of £239,000 (which includes a 99-year licence and the first year’s site fees) and is being marketed by Roundthwaite & Woodhead in Malton.


West Midlands – Average asking price of 3-bedroom properties: £218,545

The average property price has gone up in the West Midlands by 3.8 per cent since February 2020. It’s also one of the regions where it takes the least time to find a buyer – 65 days, on average.

Available within our budget is this sizeable home in Maypole, Birmingham. The well maintained, three-bedroom semi-detached home has a newly refitted kitchen, a spacious block paving driveway that could easily fit four cars and the garden looks quite secluded with a variety of trees and plants. The conservatory is also a big plus when looking for that extra bit of living space.

Priced bang-on the £250,00 SDLT exemption limit, the property is being marketed on Rightmove by Dixons in Kings Heath.


East Midlands – Average asking price of 3-bedroom properties: £211,814

With a 3.2 per cent year-on-year increase in house prices, East Midlands is another fast-selling region, taking 65 days on average to find a buyer.

If you’re one of the many people who are looking to move to a semi-rural area as a result of lockdown, you may be interested in this home in Sutton-on-Sea in Mablethorpe.

Priced at £244,950 and marketed by Choice Properties, Sutton-On-Sea, the former railway gatehouse has been transformed into a quaint three-bedroom cottage. The double-glazed conservatory connects the main house to the garage – which has been converted into what could be an ideal office space.

The property also offers a potential investment opportunity, as it is currently being used as a successful holiday rental and is just a few short minutes from the beach.


East of England – Average asking price of 3-bedroom properties: £327,130

Semi-detached house in Norwich, Source Rightmove

Demand in this region remains high, which is why it’s one of the most expensive regions in the UK – third, after London and the South East. Prices here have increased by 3.1 per cent since February 2020.

However, there are still many great options within our SDLT exempt budget – like this semi-detached house located at the end of a cul-de-sac in Norwich, offering a generously sized, modern kitchen and dining room with French doors leading to the fully enclosed back garden. The home on the popular Birch Gate development was built in 2019, so it’s in immaculate condition and still covered by the NHBC warranty.

The property guide price is £250K and it is being marketed by Abbotts, Wymondham,


South East – Average asking price of a 3-bedroom property: £372,655

Prices in the South East went up modestly compared to other parts of the UK, by 2.6 per cent. However, this is really of little surprise as it’s the most expensive region in the country after London.

Rightmove’s £250K choice in the South East is this three-bedroom end of terrace in Deal, Kent.

The house, which is being marketed by Miles & Barr, Deal for £250,000, is in great condition because it has recently been refurbished to impressive standards with oak flooring throughout much of the ground floor and a fully integrated kitchen with fitted appliances, including a dishwasher and fridge-freezer.

The garden is not huge, but it’s big enough to host a BBQ for your ‘rule of six’ friends when you are allowed to entertain again, and the beach and the town centre are just a few minutes walk away.


South West – Average asking price of 3-bedroom properties: £291,861

Three-bed terraced house in Street, Somerset, source Rightmove

The South West continues to be a popular region – prices have gone up by 3.4 per cent in the last year.

In Somerset, about half an hour away from the seaside, in the popular town of Street, Rightmove found this lovely three-bed terraced house just within budget at £250k.

The spacious three-bedroom property has an attractive, modern feel to it and boasts a substantial kitchen/diner, two balconies, a garage, a low maintenance garden and nearby green spaces.


London – Average asking price of 3-bedroom properties: £644,648

The final region is London, which is the only region that has experienced a drop in asking prices in the last year of 1.1 per cent. However, London’s average price is still well over twice the national average.

You might think a budget below £250,000 would be a tough ask in London, however, Rightmove has found this contemporary two-bedroom flat in the London borough of Croydon, South London offering two good-sized bedrooms, a smart bathroom and a stunning open-plan kitchen and living room asking for ‘offers in excess of £250,000’.

As part of the deal, you also get access to the roof terrace and a residents’ lounge.

The flat, which is being marketed by Barnard Marcus, is a short walk away from East Croydon and West Croydon train stations – with great links into London and beyond.

The above selection of properties were all under the £250k stamp duty exemption figure, however, people buying properties of a higher value can also benefit from the discount as they don’t have to pay SDLT on the first £500K (up to 30 June) or up to £250K (up to 30 September) of their property purchase price. This exemption figure drops back down to £125,000 in October.

With the stamp duty discount period unlikely to be extended again beyond 30 September, the pressure is on to beat the new deadlines. Have you benefited from the SDLT extension? Or are you trying to complete before the SDLT holiday ends?






Prices correct at the time of writing.

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Alex Wright, Editor