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 (January 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 to additional property purchases over £40,000. Wales changed from a flat surcharge to separate rate bands on 11 December 2024.
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 | 18 months |
Swipe right →
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). This system changed on 11 December 2024 from the previous flat 4% surcharge to separate rate bands starting at 5%. 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.
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?
Wales does not have a specific first-time buyer relief. However, with the £225,000 nil-rate threshold, most first-time buyers in Wales pay no LTT at all. The average Welsh property price is well below this threshold, so the majority of first purchases are tax-free.
How do the higher residential rates work in Wales?
Since December 2024, Wales uses separate higher residential rate bands for additional property purchases rather than a flat surcharge. The higher rates start at 5% on the first £180,000 and increase through bands up to 17% above £1,500,000. This replaced the previous flat 4% surcharge.
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 than England at 6% compared to 5%. Wales offers no FTB relief, while England exempts the first £300,000 for first-time buyers on properties up to £500,000.
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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 Stamp Duty Calculator to help buyers understand the complex world of property transaction taxes.