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LTT Calculator — Wales

Calculate Land Transaction Tax on a property purchase in Wales. Includes the separate higher rate bands for additional properties from December 2024.

Enter the total purchase price of the property

Your circumstances

Total tax due

£1,500

Effective rate

0.6%

Breakdown by band

BandAmountRateTax
Up to £225,000£225,0000%£0
£225,001 – £400,000£25,0006%£1,500
Total£1,500

Correct as of December 2025 — rates can change. Always confirm on gov.wales.

Current LTT rates 2026

Main residential LTT rates

Effective from 10 October 2022. Unchanged for 2026/27.

BandRate
Up to £225,0000%
£225,001 – £400,0006%
£400,001 – £750,0007.5%
£750,001 – £1,500,00010%
Above £1,500,00012%

Higher residential rates (additional properties)

Separate band table from 11 December 2024. No nil-rate band — tax starts from the first pound.

BandRate
Up to £180,0005%
£180,001 – £250,0008.5%
£250,001 – £400,00010%
£400,001 – £750,00012.5%
£750,001 – £1,500,00015%
Above £1,500,00017%

Example: A £300,000 second home = 5% on £180,000 (£9,000) + 8.5% on £70,000 (£5,950) + 10% on £50,000 (£5,000) = £19,950.

How Land Transaction Tax works in Wales

Land Transaction Tax replaced stamp duty in Wales from April 2018. It's administered by the Welsh Revenue Authority (WRA), not HMRC. Welsh Ministers set the rates, which Parliament approves. The main residential nil-rate band of £225,000 is considerably higher than England's £125,000 — but Wales offers no first-time buyer relief.

For a standard purchase, you pay 0% on the first £225,000, 6% on the portion up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million, and 12% above that. These rates have been unchanged since October 2022 and were confirmed for 2026/27 in the Welsh Government Draft Budget.

Worked example: £280,000 purchase

Buying a house in Cardiff for £280,000 as your only home:

  • 0% on the first £225,000 = £0
  • 6% on the remaining £55,000 (£225,001 to £280,000) = £3,300
  • Total LTT: £3,300

The same property in England would cost £4,750 in SDLT. Wales's higher nil-rate band makes a real difference at this price point, even without first-time buyer relief.

Higher rates for additional properties

Wales changed how additional property rates work in December 2024. Previously, a flat surcharge was added on top of standard rates. Now, additional properties use a completely separate band table with no nil-rate slice — tax starts at 5% from the first pound.

On a £300,000 second home: 5% on the first £180,000 (£9,000) + 8.5% on the next £70,000 (£5,950) + 10% on the remaining £50,000 (£5,000) = £19,950 total. You can't simply add a percentage to the standard calculation — you need to apply the higher rate table from scratch.

No first-time buyer relief

Unlike England and Scotland, Wales doesn't offer any first-time buyer discount on LTT. A 25-year-old buying their first flat in Swansea pays the same rates as someone buying their fifth buy-to-let. The higher nil-rate band of £225,000 provides some natural relief for lower-priced first homes, but there's no dedicated scheme.

Buying elsewhere in the UK?

For England and Northern Ireland, use our SDLT calculator. For Scotland, see the LBTT calculator. Read our comparison guide: LBTT vs SDLT: Scotland and England compared.

Frequently asked questions

Is there first-time buyer relief for LTT in Wales?

No. Wales does not offer a first-time buyer relief for Land Transaction Tax. All buyers pay the same standard rates regardless of whether it's their first property. The nil-rate band for main residential purchases is £225,000.

How do higher rates for additional properties work in Wales?

Wales uses a completely separate set of rate bands for additional properties — it's not a flat surcharge on top of standard rates like in England. The higher rates start at 5% from the first pound, with no nil-rate band. These bands changed on 11 December 2024.

What counts as an additional property for LTT?

You'll pay higher rates if you already own another residential property anywhere in the world at the effective date of the transaction, and you're not replacing your main residence. This includes buy-to-lets, second homes, and holiday lets.

How is LTT different from SDLT?

LTT replaced SDLT in Wales from April 2018. It's administered by the Welsh Revenue Authority, not HMRC. Wales has higher nil-rate thresholds (£225,000 vs £125,000 in England) but no first-time buyer relief. Additional property rates use a separate band table rather than a percentage surcharge.

When do I need to pay LTT?

You must file an LTT return and pay the tax within 30 days of the effective date of the transaction. Your solicitor or conveyancer will usually submit this through the Welsh Revenue Authority's online system on your behalf.