Current Wales LTT Rates 2026
Complete Land Transaction Tax rate tables for Wales, including the standard residential rates and the separate higher residential rate bands for additional properties. Administered by the Welsh Revenue Authority.
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Calculate your exact Wales LTT
Includes higher residential rates for additional properties
Current LTT Rate Tables
How much is stamp duty in Wales?
If you are buying your only or main home in Wales, you pay nothing on the first £225,000. Above that, LTT is charged at 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million, and 12% on anything above that. Wales has the highest tax-free threshold of any UK nation, but it is also the only one with no first-time buyer relief, so first-time buyers pay exactly the same as everyone else.
In practice that means a £250,000 home costs £1,500 in LTT, a £300,000 home costs £4,500, and a £400,000 home costs £10,500. Buy a property in Wales for £225,000 or less and you pay no stamp duty at all.
If you already own another property anywhere in the world, a separate and higher set of bands applies instead, starting at £180,000 rather than £225,000. Check your own figure with the Wales LTT calculator.
Land Transaction Tax (LTT) is the property purchase tax in Wales, replacing Stamp Duty Land Tax (SDLT) in April 2018. It applies to all land and property purchases in Wales and is collected by the Welsh Revenue Authority, not HMRC.
Wales operates two entirely separate rate structures. The standard residential rates apply to buyers purchasing a main or only home. A completely different set of bands applies when a buyer already owns another property anywhere in the world, such as a second home or buy-to-let. Crucially, Wales does not use a flat surcharge like England: the higher residential rates are a self-contained band structure with its own thresholds.
Because the two structures are independent, working the figure out by hand is easy to get wrong. Our LTT calculator applies the correct band table automatically once you say whether you already own property, and it is the Welsh stamp duty calculator to use whether you are buying a main home, an additional property or non-residential land.
Key distinction: separate bands, not a surcharge
England adds a flat 5% surcharge on top of standard rates. Wales uses a completely different band structure for higher rate transactions. This means the two systems produce different totals and cannot be compared band-for-band.
Use our Wales LTT calculator to compute the exact tax for any property price, or check which stamp duty system applies if you are buying across a border.
Standard Residential Rates
The standard rates apply when a buyer is purchasing their main or only home. Wales has the highest nil-rate band in the UK at £225,000, meaning buyers pay no LTT on the first £225,000 of the purchase price. This is significantly more generous than England (£125,000) or Scotland (£145,000).
LTT is calculated on a marginal basis. Only the portion of the price falling within each band is taxed at that band's rate. A £300,000 purchase is not taxed at 6% on the full amount: the first £225,000 is taxed at 0% and only the remaining £75,000 is taxed at 6%.
Standard Residential Rates 2026
| Band | Rate |
|---|---|
| £0 to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Highest nil-rate band in the UK
At £225,000, Wales has the most generous nil-rate threshold of any UK nation. Buyers purchasing below this amount pay zero LTT. This makes Wales particularly attractive for first-time buyers in lower price brackets, even without a dedicated relief scheme.
The standard rates are subject to the main residential LTT return, which must be filed and any tax paid within 30 days of the effective date of the transaction. Late filing or payment attracts interest and penalties from the Welsh Revenue Authority.
Higher Residential Rates
The higher residential rates apply when the buyer already owns another dwelling anywhere in the world at the effective date of the transaction. This includes second homes, buy-to-let properties, and holiday lets. The rules also apply to companies purchasing residential property.
Not a surcharge: entirely separate rate bands
Unlike England, where a flat 5% is added to each standard band, Wales operates a completely separate set of bands with different thresholds. There is no nil-rate slice in the higher-rate table: tax starts at 5% from the first pound, with the first band running up to £180,000 (compared to a £225,000 nil-rate band in the standard table). The rate structure diverges significantly from the standard table.
These updated higher residential rate bands took effect on 11 December 2024, raising each band of the existing higher-rate table by 1 percentage point (from 4%/7.5%/9%/11.5%/14%/16% to 5%/8.5%/10%/12.5%/15%/17%). The band thresholds were not changed. The Welsh Government uses this separate banded approach (rather than a flat surcharge like England) to give the Welsh Revenue Authority greater flexibility and to better reflect Welsh property market conditions.
Higher Residential Rates 2026 (Separate Band Structure)
| Band | Rate |
|---|---|
| £0 to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
The higher residential rates apply to the full purchase price from the first pound, not just the portion above a threshold. There is no nil-rate band for higher rate transactions: £180,000 is the upper bound of the first band, which is charged at 5% from the very first pound, whereas standard transactions get a genuine 0% band up to £225,000. The only threshold that matters is the £40,000 minimum, below which the higher rates do not apply at all.
Buyers who sell their previous main home within 36 months of the LTT effective date may be entitled to a refund of the higher residential rate element. The 36-month refund window is the same as England, though it is administered separately by the Welsh Revenue Authority.
No First-Time Buyer Relief in Wales
Wales does not offer a dedicated first-time buyer relief scheme. All buyers, whether purchasing their first property or their tenth, pay the same standard residential LTT rates. There is no equivalent of England's first-time buyer relief (which extends the nil-rate band to £300,000) or Scotland's first-time buyer relief (which raises the nil-rate band to £175,000).
| Nation | FTB Relief? | FTB Nil-Rate Band | Max Saving |
|---|---|---|---|
| England (SDLT) | Yes | £300,000 | £5,000 |
| Scotland (LBTT) | Yes | £175,000 | £600 |
| Wales (LTT) | No | N/A | N/A |
The Welsh Government has argued that its £225,000 nil-rate band provides effective support for first-time buyers without the complexity of a separate relief scheme. In Wales, where median house prices in many areas sit below £225,000, many first-time buyers already pay zero LTT under the standard rates.
However, buyers purchasing in higher-priced areas such as Cardiff, the Vale of Glamorgan, or popular coastal locations may find that the absence of an FTB relief scheme puts them at a disadvantage compared to first-time buyers in England. For a full comparison, see our England SDLT rates page.
Worked Examples
The examples below show how LTT is calculated at three common price points, for both standard and higher residential rate transactions. Use our Wales LTT calculator for any price, or compare LTT against SDLT and LBTT at 20 price points across all three nations.
£200,000 Property
0% on £200,000 (entire price within nil-rate band) = £0
Total LTT: £0
Below £225,000 nil-rate threshold
£200,000 Property
5% on £180,000 (£0 to £180,000) = £9,000
8.5% on £20,000 (£180,001 to £200,000) = £1,700
Total LTT: £10,700
Separate higher rate band structure applies
£300,000 Property
0% on £225,000 (£0 to £225,000) = £0
6% on £75,000 (£225,001 to £300,000) = £4,500
Total LTT: £4,500
£300,000 Property
5% on £180,000 (£0 to £180,000) = £9,000
8.5% on £70,000 (£180,001 to £250,000) = £5,950
10% on £50,000 (£250,001 to £300,000) = £5,000
Total LTT: £19,950
£500,000 Property
0% on £225,000 (£0 to £225,000) = £0
6% on £175,000 (£225,001 to £400,000) = £10,500
7.5% on £100,000 (£400,001 to £500,000) = £7,500
Total LTT: £18,000
£500,000 Property
5% on £180,000 (£0 to £180,000) = £9,000
8.5% on £70,000 (£180,001 to £250,000) = £5,950
10% on £150,000 (£250,001 to £400,000) = £15,000
12.5% on £100,000 (£400,001 to £500,000) = £12,500
Total LTT: £42,450
Buying in England or Northern Ireland too?
Scottish and Welsh purchases are LBTT and LTT, but if any part of your move involves England or NI, a specialist can check the SDLT free.
Key Differences from England and Scotland
Wales, England, and Scotland each set their own property transaction taxes independently. The differences are substantial and affect buyers at every price point. Compare the full systems on our Scotland LBTT rates page and England SDLT rates page.
| Feature | Wales (LTT) | England (SDLT) | Scotland (LBTT) |
|---|---|---|---|
| Tax authority | Welsh Revenue Authority | HMRC | Revenue Scotland |
| Standard nil-rate band | £225,000 | £125,000 | £145,000 |
| First-time buyer relief | None | Yes (nil-rate to £300k) | Yes (nil-rate to £175k) |
| Additional property mechanism | Separate band structure | +5% flat surcharge | +8% flat surcharge (ADS) |
| Higher-rate first band | 5% on £0–£180,000 (no nil-rate slice) | 5% surcharge from £0 | 8% ADS from £0 |
| Refund window (main home sale) | 36 months | 36 months | 36 months |
| Filing deadline | 30 days | 14 days | 30 days |
The separate band structure in detail
England's +5% surcharge is simple to calculate: you add 5% to whatever the standard rate is in each band. Wales's higher rates are entirely independent. The first £180,000 is taxed at 5%, the next £70,000 at 8.5%, the next £150,000 at 10%, and so on. There is no arithmetic link to the standard rate table. This means you cannot derive the higher rate liability from the standard rate liability.
Why Wales has the longest filing deadline
England reduced its SDLT filing window from 30 days to 14 days in March 2019. Wales and Scotland kept the 30-day window. This gives Welsh buyers and their conveyancers more time to complete and submit the LTT return after completion, which can ease pressure around complex transactions.
Non-Residential LTT in Wales
LTT also applies to commercial property transactions in Wales, including office buildings, retail premises, industrial units and mixed-use properties. Non-residential rates are significantly lower than residential rates and run on their own band structure, so a commercial purchase in Wales is never calculated by adjusting the residential figures.
Transactions treated as non-residential for LTT purposes include:
- Commercial property purchases (shops, offices, warehouses)
- Agricultural land and buildings
- Forests and woodlands
- Mixed-use properties combining commercial and residential elements
- Purchases of 6 or more residential properties in a single transaction, which are treated as non-residential
The same six-year record-keeping duty and 30-day filing window apply to non-residential transactions. For a purchase in England or Northern Ireland rather than Wales, the equivalent non-residential rules are covered on our commercial stamp duty calculator.
Frequently Asked Questions
Is stamp duty cheaper in Wales?
For most standard purchases, yes. Wales has the highest nil-rate band in the UK at £225,000, compared with £125,000 in England and Northern Ireland and £145,000 in Scotland, so a buyer purchasing below £225,000 pays nothing in Wales while an English buyer at the same price would pay SDLT. The picture reverses for first-time buyers, because Wales offers no first-time buyer relief while England exempts first-time buyers up to £300,000. Higher-value and additional-property purchases also need checking case by case, since Wales uses separate higher residential bands rather than a flat surcharge.
What is the LTT nil-rate band in Wales in 2026?
The standard LTT nil-rate band in Wales is £225,000. Buyers purchasing a property for up to £225,000 pay no LTT at all. This is the highest nil-rate threshold of any UK nation, higher than England's £125,000 and Scotland's £145,000. There is no first-time buyer relief to modify this threshold; the £225,000 nil-rate applies to all buyers equally.
Is the Wales higher rate a surcharge or separate bands?
It is a completely separate band structure, not a surcharge. England adds a flat 5% surcharge on top of standard bands, so the calculation is straightforward. Wales operates an entirely independent rate table for higher residential rate transactions, with different band thresholds starting at £180,000 (5%), £250,000 (10%), £400,000 (12.5%), £750,000 (15%), and £1,500,000 (17%). You cannot calculate a Welsh higher rate liability by adding a percentage to the standard rate liability.
Does Wales have first-time buyer stamp duty relief?
No. Wales has no specific first-time buyer LTT relief. All buyers use the same standard residential rate table. The Welsh Government's position is that the £225,000 nil-rate band already provides substantial relief for buyers in Wales, particularly in areas where median prices are below that threshold. If you are a first-time buyer comparing Welsh and English properties, you should factor in that England offers an additional nil-rate band up to £300,000 that Wales does not.
Who administers LTT in Wales?
LTT is administered by the Welsh Revenue Authority (WRA), not HMRC. The WRA was established in 2017 and began collecting LTT from 1 April 2018 when Wales gained devolved tax powers. The WRA operates its own online filing portal, sets its own guidance, and handles refunds and appeals separately from HMRC. Conveyancers file LTT returns on behalf of buyers in the same way they file SDLT returns in England, but through the WRA's own system.
Can I get a refund of Wales higher residential LTT?
Yes, if you paid higher residential rates because you owned another property at the time of purchase, and you subsequently sell that previous main home within 36 months, you can claim a refund of the higher rate element from the WRA. The refund application must be submitted within 12 months of selling the previous property, or within 12 months of the LTT return filing date if later. The 36-month window matches England's and (since 1 April 2024) Scotland's ADS reclaim period.
Calculate Your Wales LTT
Enter any property price to see the exact LTT for standard and higher residential rates side by side.
Reviewed by
Julie White
ACASDLT Expert since 1999Stamp Duty Land Tax Specialist
ACA and Tax Adviser with a career spanning nearly four decades, specialising in SDLT planning and advisory work since 1999.