Land Transaction Tax Calculator (Wales)
Work out the Land Transaction Tax on a residential purchase in Wales, at the main rates or the higher rates for second homes, buy-to-lets and company purchases.
Main residential rates
| Portion of price | Rate |
|---|---|
| Up 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% |
Higher residential rates (from 11 December 2024)
| Portion of price | Rate |
|---|---|
| Up 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% |
Wales has no separate first-time buyer relief. The £225,000 nil rate band applies to everyone buying their main home.
£280,000 main home
Nothing on the first £225,000, then 6% on the remaining £55,000. LTT: £3,300.
£260,000 second home
5% on the first £180,000 (£9,000), 8.5% on the next £70,000 (£5,950) and 10% on the final £10,000 (£1,000). LTT: £15,950.
£450,000 main home
£0 on the first £225,000, £10,500 (6% of £175,000) and £3,750 (7.5% of £50,000). LTT: £14,250.
What is Land Transaction Tax?
Land Transaction Tax (LTT) replaced stamp duty in Wales in April 2018. It is paid to the Welsh Revenue Authority when you buy property or land in Wales above the nil rate threshold, which is £225,000 for a main home.
Is there first-time buyer relief in Wales?
No. Wales does not have a separate first-time buyer relief. Instead, everyone buying a main residence pays nothing on the first £225,000.
When do the higher rates apply?
The higher residential rates usually apply if you will own more than one home at the end of the day of purchase, such as a second home or buy-to-let, or if a company buys a residential property. If you are replacing your main home, the higher rates may not apply, or you may be able to reclaim them if you sell your old home within three years.
When do I pay LTT?
Your solicitor normally files the LTT return and pays the tax for you. It must be done within 30 days of the effective date, usually completion.
Does LTT apply in England?
No. England and Northern Ireland use Stamp Duty Land Tax and Scotland uses Land and Buildings Transaction Tax. LTT only applies to property in Wales.
Source: Welsh Government: Land Transaction Tax rates and bands. This is an estimate for residential purchases; your solicitor will confirm the final figure.
LTT is charged on the price you pay, split into bands. Each rate only applies to the part of the price inside that band.
The higher rates start at 5% from the first pound, so they add a lot even on cheaper properties.
For landlords, check the numbers with the rental yield calculator.