LTT Calculator (Wales)
Land Transaction Tax replaced Stamp Duty in Wales from April 2018. Unlike England and Scotland, Wales does not offer any first-time buyer relief.
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Additional-property LTT has its own higher-rate bands, starting at 5% up to £180,000 since 11 December 2024. It is not a flat supplement to the main rates. The dated tool also supports the previous higher-rate schedule and confirmed qualifying contract protection.
Understanding your LTT liability helps you budget for a Welsh property purchase. Payment is due within 30 days of completion. Enter your purchase price below to calculate your LTT bill.
Property Details
Usually completion. Supports ordinary purchases from 1 January 2023; earlier transactions and older contract protections need the official calculator.
Residential purchase estimate. Uses the selected effective date and confirmed transition choice. Future purchases assume these published rates continue.
One dwelling bought by an individual, with the correct buyer category already established. Where first-time buyer relief is offered, it assumes every buyer meets the ownership and main-home conditions. Replacing a main residence can avoid additional-property rates even if you own other property.
Excludes linked transactions, companies/trusts, mixed or non-residential use, lease rent, shared ownership, other reliefs and the non-UK-resident SDLT surcharge. Confirm these cases and any refund conditions with your conveyancer.
How LTT works in Wales
What is Land Transaction Tax?
Land Transaction Tax (LTT) is Wales's property tax, replacing Stamp Duty Land Tax (SDLT) for Welsh property purchases since April 2018. It's collected by the Welsh Revenue Authority (WRA) and applies to both residential and commercial property transactions.
When does LTT apply?
You'll need to pay LTT if you're buying:
- A residential property over £225,000
- A second home or buy-to-let property of £40,000 or more (higher rates apply)
- Non-residential land or property over £225,000
You don't pay LTT if the property is left to you in a will or transferred due to divorce or dissolution of a civil partnership.
Does Wales have first-time buyer relief?
Unlike England, Scotland, and Northern Ireland, Wales does not offer first-time buyer relief. Qualifying first-time buyers use the main residential LTT rates regardless of whether they've owned property before.
However, Wales does have a higher nil-rate threshold of £225,000 (compared to £125,000 in England/NI), which benefits buyers at lower price points.
When must LTT be paid?
You must submit your LTT return and pay the tax within 30 days of completion. Your solicitor or conveyancer typically handles the submission and payment to the Welsh Revenue Authority on your behalf.
Current LTT Rates for Wales
Main residential rates (from 10 October 2022)
| Portion of price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,000–£400,000 | 6% |
| £400,000–£750,000 | 7.5% |
| £750,000–£1,500,000 | 10% |
| Above £1,500,000 | 12% |
Higher residential rates (from 11 December 2024)
| Portion of price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,000–£250,000 | 8.5% |
| £250,000–£400,000 | 10% |
| £400,000–£750,000 | 12.5% |
| £750,000–£1,500,000 | 15% |
| Above £1,500,000 | 17% |
Rates apply only to the portion in each band. Higher-rate tax is already included in its own schedule. Qualifying purchases of £40,000 or more may use higher rates; confirmed December 2024 contract protection uses the previous schedule. Each later band starts above the preceding threshold.
Rates shown are correct as of 2026. Always check official Welsh Revenue Authority guidance for complex situations.
LTT examples
£200,000 property
£0
The entire purchase price falls within the £0–£225,000 nil-rate band, so no LTT is payable.
£350,000 property
£7,500
No tax on the first £225,000. Then 6% on the remaining £125,000 (£125,000 × 6% = £7,500).
£300,000 property
£19,950
Higher schedule: £180,000 × 5% = £9,000; £70,000 × 8.5% = £5,950; £50,000 × 10% = £5,000. Total: £19,950.
LTT FAQs
Frequently Asked Questions
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