About the Wales Land Transaction Tax Calculator
This Wales LTT calculator works out the Land Transaction Tax due when you buy a residential property in Wales. LTT replaced Stamp Duty Land Tax in Wales in April 2018 and is collected by the Welsh Revenue Authority. Enter the price and choose main residential rates (your only or main home) or higher residential rates (an additional property, such as a second home or buy-to-let).
It applies the rates in force for purchases in 2026: main rates unchanged since 10 October 2022 (0% up to £225,000, then 6%, 7.5%, 10% and 12%) and the higher rates that took effect on 11 December 2024 (5% from the first pound, rising to 17% above £1.5 million). Higher rates only apply to dwellings costing £40,000 or more. Wales has no separate first-time buyer relief, so first-time buyers pay main rates — the £225,000 nil-rate band is already the highest of the three UK nations.
Use it when budgeting for a purchase in Wales, comparing a property either side of a threshold, or checking how much more a buy-to-let costs. It assumes a single residential dwelling bought freehold; multiple-dwellings, mixed-use and leasehold rent elements are not covered.
With the default inputs, the land transaction tax to pay is £4,500.00. Change any value above to recalculate instantly.
How to use the wales land transaction tax calculator
- 1Enter the agreed purchase price of the Welsh property.
- 2Pick main rates for your only or main home, or higher rates for an additional property.
- 3Read the LTT due and the effective rate.
- 4Use the band table to see how much each slice of the price costs.
- 5Make sure the tax is paid within 30 days of completion (your conveyancer usually files the return).
Formula and method
Land Transaction Tax is charged in slices: each rate applies only to the part of the price that falls inside its band. Main residential rates are 0% up to £225,000, 6% from £225,001 to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above.
Higher residential rates replace the main rates (they are a separate table, not a surcharge added on top): 5% up to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5 million and 17% above. They apply when you buy a dwelling for £40,000 or more and will own more than one at the end of the day, unless you are replacing your main home.
- Band rate
- Main: 0–12%; higher: 5–17% on each slice
- Price
- Chargeable consideration (usually the purchase price)
Worked examples
£300,000 main home
The first £225,000 is tax-free, and the remaining £75,000 is taxed at 6%, giving £4,500 — exactly 1.5% of the price.
£300,000 buy-to-let at higher rates
Higher rates give 5% of £180,000 (£9,000) + 8.5% of £70,000 (£5,950) + 10% of £50,000 (£5,000) = £19,950, which is £15,450 more than main rates.
£500,000 family home
Nothing on the first £225,000, 6% of £175,000 (£10,500) and 7.5% of £100,000 (£7,500) — £18,000 in total, so the purchase costs £518,000 with tax.
£35,000 additional property (under £40,000)
Higher rates only apply to dwellings costing £40,000 or more. At £35,000 main rates apply, and the whole price is inside the nil-rate band, so no LTT is due.
Frequently asked questions
Do first-time buyers pay LTT in Wales?+
There is no special first-time buyer relief in Wales. First-time buyers pay main residential rates, which means no LTT on homes up to £225,000 and 6% on the portion between £225,001 and £400,000.
How much is LTT on a £250,000 house?+
At main rates you pay £1,500: nothing on the first £225,000 and 6% on the remaining £25,000. At higher rates the same purchase costs £14,950.
When do higher rates of LTT apply?+
Usually when you buy a residential property worth £40,000 or more and already own another dwelling, for example a second home or buy-to-let. Companies buying dwellings normally pay higher rates too.
Can I reclaim the higher rates if I am moving home?+
Yes. If you buy your new main home before selling the old one, you pay higher rates but can usually claim a refund if you sell your previous main home within 3 years of buying the new one.
When is Land Transaction Tax paid?+
The LTT return must be filed and the tax paid to the Welsh Revenue Authority within 30 days of the effective date (usually completion). Your solicitor or conveyancer normally does this for you.
Tax results are estimates based on published rules and simplified assumptions. They are not tax advice — check official guidance or a tax professional for your situation.