LTT calculator for Wales
Wales charges LTT. It has the highest nil-rate band in the UK at £225,000, no first-time buyer relief, and a completely separate band table for additional properties.
Rates for 2026/27, verified 7 August 2026 against Land Transaction Tax rates and bands
- Effective rate
- 2.14%
- Total cost
- £357,500
| Band | Portion of price | Rate | Tax |
|---|---|---|---|
| £0 to £225,000 | £225,000 | 0% | £0 |
| £225,000 to £350,000 | £125,000 | 6% | £7,500 |
| Total LTT | Payable to Welsh Revenue Authority | £7,500 | |
| Where | Tax | Difference |
|---|---|---|
| Wales | £7,500 | — |
| England and Northern Ireland | £7,500 | Same |
| Scotland | £8,350 | +£850 |
Wales charges Land Transaction Tax
LTT replaced Stamp Duty Land Tax in Wales in April 2018 and is collected by the Welsh Revenue Authority. If you are buying a Welsh property, SDLT does not apply at all — and an England-shaped stamp duty calculator will give you the wrong figure.
The highest nil-rate band in the UK
Wales charges nothing on the first £225,000 of a purchase, the most generous starting point of the four nations. England's nil-rate band stops at £125,000 and Scotland's at £145,000. On a £225,000 purchase a Welsh buyer pays nothing while an English buyer pays £2,000.
No first-time buyer relief — and why it usually does not matter
Wales is the only UK nation with no first-time buyer relief. That sounds worse than it is: because the nil-rate band is already £225,000, most Welsh first-time buyers pay no LTT anyway. The median Welsh house price sits below that threshold, so a relief would be redundant for the majority of purchases.
Higher rates use a completely separate table
This is where Wales differs most sharply. England adds 5 points to each band and Scotland charges a flat 8% supplement. Wales replaced its old flat 4% surcharge on 11 December 2024 with an entirely separate band table running from 5% to 17%.
Crucially, the higher rates have no nil-rate band. A £150,000 buy-to-let that would attract no LTT as a main home is charged 5% from the first pound — £7,500. The higher rates apply from £40,000.
LTT rates for 2026/27
| Portion of the price | Rate |
|---|---|
| £0 to £225,000 | 0% |
| £225,000 to £400,000 | 6% |
| £400,000 to £750,000 | 7.5% |
| £750,000 to £1,500,000 | 10% |
| £1,500,000 and above | 12% |
| Portion of the price | Rate |
|---|---|
| £0 to £180,000 | 5% |
| £180,000 to £250,000 | 8.5% |
| £250,000 to £400,000 | 10% |
| £400,000 to £750,000 | 12.5% |
| £750,000 to £1,500,000 | 15% |
| £1,500,000 and above | 17% |
| Price | Wales (LTT) | England (SDLT) | Wales, second home |
|---|---|---|---|
| £180,000 | £0 | £1,100 | £9,000 |
| £225,000 | £0 | £2,000 | £12,825 |
| £300,000 | £4,500 | £5,000 | £19,950 |
| £450,000 | £14,250 | £12,500 | £36,200 |
| £700,000 | £33,000 | £25,000 | £67,450 |
What this calculator does not cover
- Non-residential and mixed-use property, which has separate bands.
- Leases, where LTT can apply to the net present value of the rent.
- Multiple dwellings relief and the other reliefs claimed on the return.
- Local council tax premiums. Several Welsh councils charge up to 300% council tax on second homes and long-term empty properties. That is not LTT, but it is a much larger annual cost than the purchase tax for many second-home buyers.
An LTT return must be filed and the tax paid within 30 days of completion.
Frequently asked questions
Do first-time buyers pay LTT in Wales?
There is no specific first-time buyer relief in Wales, but the £225,000 nil-rate band is the highest in the UK, so most Welsh first-time buyers pay nothing regardless. Above £225,000 a first-time buyer pays the same as anyone else moving home.
How much extra is LTT on a second home in Wales?
Wales uses a completely separate higher-rate band table rather than adding a surcharge. It starts at 5% from the first pound — there is no nil-rate band — and rises to 17% above £1.5m. That makes cheap buy-to-lets relatively more expensive in Wales than elsewhere.
Is Wales cheaper than England for stamp duty?
Below about £400,000 usually yes, because of the higher nil-rate band. Above that England often works out cheaper, since Wales charges 6% from £225,000 while England is still at 2% until £250,000 and 5% thereafter. The comparison table in the calculator shows both.
When did the Welsh higher rates change?
On 11 December 2024, when the flat 4% surcharge was replaced by the current banded higher rates of 5% to 17%. Guidance written before that date is out of date, which is worth knowing if you are reading older articles.
Do I pay LTT or SDLT if I live in England but buy in Wales?
LTT. The tax follows where the property is, not where the buyer lives. A Welsh property is always LTT even if every party to the transaction is English.
Related calculators
- Stamp duty calculator Stamp Duty Land Tax for England and Northern Ireland, with every band shown and the first-time buyer cliff edge flagged before it catches you.
- LBTT calculator for Scotland Scotland charges LBTT, not stamp duty. The bands are different, the second-home supplement is 8% of the whole price, and first-time buyer relief has no price cap.
- Mortgage affordability calculator There is no single correct answer to how much you can borrow. Here is the realistic range, and what each level costs per month.
Tax year 2026/27 · How we calculate · All rates and sources · What changed