Wales LTT Calculator
Calculate Land Transaction Tax for Welsh property purchases. Includes higher rates for additional properties.
Property Details
Enter the full purchase price of the property
Interesting Facts
- LTT nil-rate band is £225,000.
- Wales uses separate higher rate bands for additional properties (from Dec 2024).
Disclaimer: This tool does not constitute financial advice. We do not recommend taking actions based solely on these results. The calculator makes assumptions and results may be inaccurate due to changes in government policy, interest rates, or personal circumstances. You use this information at your own risk. We can't guarantee to be perfect, so do note you use the information at your own risk and we can't accept liability if things go wrong. For official guidance, visit Gov UK.
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Enter Property Details
Input a property price to see your stamp duty calculation
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.
Current LTT Rates (January 2026)
| Property Price Band | Standard Rate | Higher Residential Rate |
|---|---|---|
| £0 - £180,000 | 0% | 5% |
| £180,001 - £225,000 | 0% | 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% |
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 |
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.
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.
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.