About this tool
What is Land Transaction Tax
Land Transaction Tax (LTT) is Wales's equivalent of Stamp Duty, charged on residential property purchases and collected by the Welsh Revenue Authority rather than HMRC. Buying in England or Northern Ireland instead? Use our dedicated Stamp Duty (SDLT) calculator. Buying in Scotland instead? Use our dedicated LBTT calculator. Like the other two, LTT is charged in bands: each slice of the price is taxed at the rate for that band, not the whole price at the top rate you fall into.
Standard rates
For a straightforward purchase — a home mover, or anyone who already owns property and isn't buying an additional one — the bands, in force since 10 October 2022 and confirmed unchanged for 2026-27, are: 0% up to £225,000, 6% from £225,001 to £400,000, 7.5% from £400,001 to £750,000, 10% from £750,001 to £1.5m, and 12% above £1.5m. A £250,000 purchase, for example, pays nothing on the first £225,000 and 6% on the remaining £25,000 (£1,500) — £1,500 in total, an effective rate of 0.6% of the price.
No First-Time Buyer Relief
Unlike England and Scotland, Wales has never had a First-Time Buyer Relief for LTT. A first-time buyer pays exactly the same standard rates as anyone else moving home — there is no reduced or nil rate reserved for a first purchase.
The higher residential rates — a separate table, not a surcharge
This is where LTT works differently from both SDLT and LBTT. In England and Scotland, buying an additional property adds a fixed percentage on top of every standard band — 5 points for SDLT, 8 points for LBTT — so the surcharge is really just the standard tax plus a flat share of the price. Wales instead uses a fully independent band table for higher rates, with its own thresholds that don't line up with the standard ones at all: 5% up to £180,000, 8.5% from £180,001 to £250,000, 10% from £250,001 to £400,000, 12.5% from £400,001 to £750,000, 15% from £750,001 to £1.5m, and 17% above £1.5m. These thresholds have been stable since 22 December 2020; the rates within them were raised on 11 December 2024 (from 4/7.5/9/11/13/15% to the current 5/8.5/10/12.5/15/17%).
The calculation is still ordinary band-by-band taxation, just against this separate table: on that same £250,000 purchase bought as a second home, you'd pay 5% on the first £180,000 (£9,000) plus 8.5% on the remaining £70,000 (£5,950), for £14,950 in total — nearly ten times the £1,500 a home mover would pay for the identical property, since the higher-rates table has no 0% band at all. The higher rates do not apply if the property costs less than £40,000, and if you're replacing your main residence and sell the old one within 36 months, you can reclaim the difference from the Welsh Revenue Authority.
What this calculator doesn't cover
This is a light, indicative tool, matching the scope of our SDLT and LBTT calculators. It does not model non-residential or mixed-use rates, multiple-dwellings relief, or lease-related LTT (which has its own separate calculation). Always confirm the exact refund conditions with the Welsh Revenue Authority if you're replacing a main residence.
Disclaimer
Indicative estimate only, Wales, based on rates in force since 10 October 2022 (standard rates) and 11 December 2024 (higher residential rates), both confirmed unchanged for 2026-27. Not tax advice — confirm your exact liability with gov.wales or a solicitor before exchanging contracts.