Jurisdiction calculator
LTT Calculator Wales 2025 - 26: Land Transaction Tax Calculator
LTT Calculator Wales helps buyers estimate Land Transaction Tax before they complete on a Welsh property. LTT replaced Stamp Duty Land Tax in Wales on 1 April 2018 and is administered by the Welsh Revenue Authority, so Welsh purchases use Welsh bands rather than English SDLT bands.
In short
The LTT calculator Wales works out Land Transaction Tax on Welsh residential property purchases using Welsh Revenue Authority bands. For 2025 - 26, standard residential LTT is 0% up to £225,000, then 6%, 7.5%, 10% and 12% in higher bands. Wales has no first-time buyer relief, and additional dwellings use separate higher residential rates.
LTT bands - Wales
Administered by Welsh Revenue Authority.
| Band | Standard rate | Additional dwelling |
|---|---|---|
| £0 - £225,000 | 0% | 5% higher residential rate up to £180,000 |
| £225,001 - £400,000 | 6% | 8.5% on £180,001 - £250,000; 10% on £250,001 - £400,000 |
| £400,001 - £750,000 | 7.5% | 12.5% |
| £750,001 - £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
LTT Calculator Wales: how the calculator works
Enter the purchase price, select Wales as the jurisdiction, and choose whether the purchase is a main home or an additional dwelling. The calculator applies the correct Welsh bands to each slice of the price rather than applying one rate to the whole purchase. For a standard buyer, the main residential rates apply. For a second home, buy-to-let, company purchase or other additional dwelling, the Welsh higher residential rates may apply. These figures are based on 2025 - 26 published rates. Always verify with the Welsh Revenue Authority before exchange or completion.
| Input | What it changes | Why it matters |
|---|---|---|
| Purchase price | Determines which LTT bands are used | The tax is progressive by band |
| Buyer type | Main rates or higher residential rates | Additional dwellings can be much more expensive |
| Jurisdiction | Selects Wales instead of England or Scotland | Welsh purchases do not use SDLT or LBTT |
What is Land Transaction Tax in Wales?
Land Transaction Tax is the Welsh tax paid when land or property is bought or leased. It applies to residential and non-residential transactions, but this page focuses on residential purchases. LTT replaced SDLT in Wales from April 2018, meaning HMRC SDLT rates no longer apply to Welsh property. The Welsh Revenue Authority collects and manages LTT for the Welsh Government. For buyers, the practical effect is simple: if the property is in Wales, use the Welsh calculator, Welsh thresholds and Welsh filing process.
Full LTT band table for standard residential purchases
The main residential LTT bands are generous at lower prices because the nil-rate band runs up to £225,000. Once the price exceeds that level, only the portion above the threshold is taxed at the next rate. This is why a buyer at £280,000 pays tax only on £55,000 rather than on the whole price.
| Price band | LTT rate | Taxed portion |
|---|---|---|
| £0 - £225,000 | 0% | First £225,000 |
| £225,001 - £400,000 | 6% | Amount above £225,000 |
| £400,001 - £750,000 | 7.5% | Amount above £400,000 |
| £750,001 - £1,500,000 | 10% | Amount above £750,000 |
| Over £1,500,000 | 12% | Amount above £1,500,000 |
Worked example: £280,000 standard buyer in Wales
A standard buyer purchasing a Welsh home for £280,000 pays £3,300 in LTT. The first £225,000 is taxed at 0%, and the remaining £55,000 is taxed at 6%. This produces an effective tax rate of 1.18% of the purchase price.
Worked example: £280,000 additional dwelling in Wales
An additional dwelling in Wales uses the higher residential rate bands. On a £280,000 purchase, the current higher-rate calculation is £17,950. This is not simply the standard LTT plus a small flat fee; the higher residential bands produce a much higher upfront cost, which matters for second-home and buy-to-let investors.
Wales versus England at £280,000
At £280,000, the Welsh standard LTT bill is £3,300. In England and Northern Ireland, a standard SDLT buyer would pay £4,000: £0 on the first £125,000, £2,500 on the next £125,000 and £1,500 on the remaining £30,000. Wales is therefore £700 cheaper for this standard-buyer example. The comparison changes at other prices because Wales and England use different thresholds.
| Jurisdiction | Standard tax at £280,000 | Difference vs Wales |
|---|---|---|
| Wales LTT | £3,300 | - |
| England & NI SDLT | £4,000 | Wales lower by £700 |
| Scotland LBTT | £3,600 | Wales lower by £300 |
No first-time buyer relief in Wales
Wales does not offer a separate LTT first-time buyer relief. A first-time buyer uses the same main residential bands as any other standard residential buyer. That is different from England, where first-time buyer relief can reduce SDLT on purchases up to £500,000, and Scotland, where relief increases the LBTT nil-rate band to £175,000. The practical point is that a Welsh first-time buyer should not expect a separate discount in the calculator.
| Jurisdiction | First-time buyer relief | Practical result |
|---|---|---|
| Wales | No separate FTB relief | Main LTT rates apply |
| England & NI | 0% up to £300,000; 5% to £500,000 | No relief above £500,000 |
| Scotland | 0% up to £175,000 | Up to £600 saving |
CTA: calculate your Welsh LTT
Use the calculator pre-set to Wales to test your exact price, buyer type and scenario. The calculator is most useful before making an offer because LTT is a cash cost due around completion and cannot be ignored in your deposit planning.
Calculate your Welsh Land Transaction Tax with the jurisdiction already set to Wales.
Calculate My LTT →Frequently Asked Questions
The LTT calculator Wales estimates Land Transaction Tax on Welsh property purchases. It applies the Welsh main residential rates or higher residential rates, shows the band-by-band calculation, and helps buyers understand the likely tax due before completion.
LTT is the Welsh replacement for Stamp Duty Land Tax. Since 1 April 2018, buyers of Welsh property pay Land Transaction Tax to the Welsh Revenue Authority instead of SDLT to HMRC.
The buyer is responsible for LTT. In practice, the buyer’s solicitor or conveyancer normally files the return and pays the tax from completion funds, but the legal liability remains with the buyer.
A standard buyer pays £3,300 on a £280,000 Welsh residential purchase: 0% on the first £225,000 and 6% on the remaining £55,000.
Wales does not have a separate first-time buyer relief for LTT. A first-time buyer pays the same main residential LTT rates as a home mover, unless another specific relief applies.
Higher residential rates apply when the purchase gives the buyer an additional dwelling and they are not replacing their main residence. Current Welsh higher residential rates are banded, not a flat single surcharge.
LTT is normally filed and paid within 30 days of the effective date, usually completion. Your solicitor or conveyancer will usually handle the return as part of the post-completion process.
It depends on the price and buyer type. At £280,000 for a standard buyer, Welsh LTT is £3,300 and English SDLT is £4,000, so Wales is £700 lower on that example.
Related stamp duty pages
- UK stamp duty calculator
Calculate SDLT, LBTT or LTT by jurisdiction and buyer type.
- LBTT calculator Scotland
Compare Welsh LTT with Scottish LBTT.
- Stamp duty rates
See SDLT, LBTT and LTT rates side by side.
- Stamp duty first-time buyers
Check why Wales has no first-time buyer relief.
- Stamp duty second home
Understand higher rates on additional dwellings.