Wales LTT Calculator
Calculate Land Transaction Tax for Welsh property purchases. Includes higher rates for additional properties.
Your Results
LTT to Pay
£4,500
Effective tax rate: 1.50%
Tax Breakdown
| Band | Rate | Tax |
|---|---|---|
| £0 - £225,000 | 0% | £0 |
| £225,001 - £300,000 | 6% | £4,500 |
| Total | £4,500 | |
£0 - £225,000
0%
£0
£225,001 - £300,000
6%
£4,500
Total
£4,500
Tax by Band
Added to 25-Year Mortgage
£26/month
Based on 5% interest rate, added to loan amount
What is LTT?
LTT replaced Stamp Duty Land Tax in Wales from 1 April 2018. It's administered by the Welsh Revenue Authority (WRA) and has different rates and thresholds to both SDLT and LBTT. Wales has the highest nil-rate threshold at £225,000, but standard rates jump to 6% above this. From December 2024, Wales uses separate higher residential rate bands for additional properties rather than a flat surcharge. Compare with our stamp duty calculator or read our Wales LTT guide.
Current LTT Rates 2026
| Property Price Band | Standard Rate | Higher Residential Rate |
|---|---|---|
| £0 - £180,000 | 0% | 5% |
| £180,001 - £225,000 | 0% | 8.5% |
| £225,001 - £250,000 | 6% | 8.5% |
| £250,001 - £400,000 | 6% | 10% |
| £400,001 - £750,000 | 7.5% | 12.5% |
| £750,001 - £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
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Higher residential rates apply when you already own another dwelling worth £40,000 or more. Wales has used a separate higher-rate band table since 1 April 2018; on 11 December 2024 each band rate was increased by 1 percentage point (e.g. the opening rate moved from 4% to 5%).
Benefits of Buying in Wales
£225,000
Highest nil-rate threshold in the UK
5%
Additional property rate starts at 5%
£0
Pay nothing on properties under £225k
How Wales Compares
| Feature | Wales | England | Scotland |
|---|---|---|---|
| Nil-rate threshold | £225,000 | £125,000 | £145,000 |
| Additional property rate | Separate bands | 5% | 8% |
| Refund period | 36 months | 36 months | 36 months |
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Higher Rates for Additional Properties
If you're buying a second home or buy-to-let in Wales, you'll pay higher residential rates using completely separate rate bands (not a flat surcharge). On 11 December 2024 each band rate was increased: the opening rate moved from 4% to 5%, the second band from 7.5% to 8.5%, and so on up to 17% on amounts above £1.5m. The band thresholds themselves were not changed. You can claim a refund if you sell your previous main residence within 36 months and the new property is or will be your main residence. Check current UK rates for comparison.
Note: Wales does not offer specific first-time buyer relief. However, with the £225,000 nil-rate threshold, most first-time buyers will pay no LTT anyway.
Worked Examples at Welsh Price Points
LTT is progressive: you only pay the higher rate on the portion within each band. For full rate tables see our Wales LTT rates page.
£200,000 main home
| Band | Rate | Tax |
|---|---|---|
| £0 - £200,000 (within nil band) | 0% | £0 |
| Total LTT | £0 | |
£280,000 main home
| Band | Rate | Tax |
|---|---|---|
| £0 - £225,000 | 0% | £0 |
| £225,001 - £280,000 | 6% | £3,300 |
| Total LTT | £3,300 | |
£400,000 main home
| Band | Rate | Tax |
|---|---|---|
| £0 - £225,000 | 0% | £0 |
| £225,001 - £400,000 | 6% | £10,500 |
| Total LTT | £10,500 | |
£300,000 second home
| Band | Rate | Tax |
|---|---|---|
| £0 - £180,000 | 5% | £9,000 |
| £180,001 - £250,000 | 8.5% | £5,950 |
| £250,001 - £300,000 | 10% | £5,000 |
| Total LTT (higher rates) | £19,950 | |
Frequently Asked Questions
What is Land Transaction Tax in Wales?
Land Transaction Tax (LTT) replaced Stamp Duty Land Tax in Wales from 1 April 2018. It is administered by the Welsh Revenue Authority (WRA) rather than HMRC. Wales has the highest nil-rate threshold in the UK at £225,000, meaning most first-time buyers pay no tax at all.
What are the current LTT rates in Wales?
Standard LTT rates are 0% up to £225,000, 6% on £225,001 to £400,000, 7.5% on £400,001 to £750,000, 10% on £750,001 to £1,500,000, and 12% above £1,500,000. These are progressive rates applied to each band, not to the whole price.
Is there first-time buyer relief in Wales?
No. Wales does not offer first-time buyer relief. However, with the £225,000 nil-rate threshold (the highest in the UK), most first-time buyers in Wales pay no LTT at all. The average Welsh property price is well below this threshold.
How do the higher residential rates work in Wales?
Since 11 December 2024, Wales uses an updated set of separate higher residential rate bands for additional property purchases. The current higher rates start at 5% on the first £180,000 and increase through bands up to 17% above £1,500,000. They replaced the previous higher-rate bands (in force from 22 December 2020), which used the same band thresholds but lower rates: 4% on the first £180,000 band, rising through 7.5%, 9%, 11.5%, 14% and 16%.
How does Wales compare to England for property tax?
Wales has a much higher nil-rate threshold (£225,000 vs £125,000), meaning lower tax on cheaper properties. However, Wales standard rates above £225,000 are higher (6% vs 5%). Wales offers no FTB relief, while England exempts the first £300,000 for first-time buyers on properties up to £500,000.
When do I pay LTT in Wales?
You must file an LTT return and pay any tax due within 30 days of the effective date (usually the completion date). Your solicitor handles this through the Welsh Revenue Authority online portal. Late filing attracts penalties.
Who administers LTT in Wales?
The Welsh Revenue Authority (WRA), established in 2017, administers Land Transaction Tax. It is entirely separate from both HMRC (England) and Revenue Scotland (Scotland). Contact WRA at [email protected].
How much is stamp duty in Wales on a £300,000 house?
On a £300,000 main residence in Wales, you pay £4,500 in LTT (6% on the £75,000 above the £225,000 nil-rate band). A first-time buyer pays the same amount because Wales has no FTB relief. In England, a standard buyer would pay £5,000 and a first-time buyer would pay £0.
Reviewed by
Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Calculate My Stamp Duty UK to help buyers understand the complex world of property transaction taxes.