Use the calculator
Buying in England or Northern Ireland? Use the stamp duty calculator. In Scotland, use the LBTT calculator.
How this calculator works
In Wales, Land Transaction Tax (LTT) replaced Stamp Duty Land Tax in April 2018. It is collected by the Welsh Revenue Authority (WRA). LTT is charged in slices, so each rate only applies to the part of the price within that band. The calculator uses one of two sets of rates:
- Main residential rates: for most buyers, including people buying their only home. 0% up to £225,000, 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million and 12% above.
- Higher residential rates: usually for buying an additional property, such as a second home or buy-to-let, and for most purchases by companies. For transactions from 11 December 2024: 5% up to £180,000, 8.5% up to £250,000, 10% up to £400,000, 12.5% up to £750,000, 15% up to £1.5 million and 17% above.
Wales has no separate first-time buyer relief. Because the main-rate nil band is £225,000, many first-time buyers pay nothing.
Worked examples
Example 1: £280,000 home (WRA example)
0% on £225,000 and 6% on £55,000: £3,300, as in the WRA’s published example.
Example 2: £260,000 second home (WRA example)
5% on £180,000 (£9,000) + 8.5% on £70,000 (£5,950) + 10% on £10,000 (£1,000) = £15,950, matching the WRA example.
Example 3: £450,000 home
6% on £175,000 (£10,500) plus 7.5% on £50,000 (£3,750) gives £14,250, an effective rate of 3.17% (checked by hand).
LTT residential rates
| Price band | Main rates | Higher rates (from 11 December 2024) |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 to £225,000 | 0% | 8.5% |
| £225,001 to £250,000 | 6% | 8.5% |
| £250,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1.5m | 10% | 15% |
| Over £1.5m | 12% | 17% |
Assumptions and what this calculator does not cover
- Whether higher rates apply: the rules depend on what everyone buying owns, including property outside Wales and the UK. If you are replacing your main home, the higher rates may not apply. The calculator does not decide this for you.
- Low-value purchases: special rules may apply to cheaper properties. Check the WRA guidance.
- Residential only: non-residential and mixed purchases, leases and reliefs are not covered.
- Older transactions: rates are for current purchases; different rates applied before 11 December 2024 for higher rates.
Returns and payment
LTT is self-assessed. The WRA says you must send an LTT return and pay the tax within 30 days of the day after completion, and that you usually need to send a return even if no tax is due. Most people let their solicitor or conveyancer do this.
Budgeting for a move in Wales
On top of LTT, budget for legal fees, searches, surveys, mortgage fees and moving costs. Use the mortgage affordability calculator for a rough borrowing range and the mortgage repayment calculator for monthly payments. The WRA also has its own tax calculator, which you can use to check a figure before you exchange contracts.
How the bands work in practice
LTT is charged in slices, so moving into a higher band only affects the part of the price above the threshold. A home costing £230,000 at the main rates pays 6% only on the £5,000 above £225,000, which is £300. The higher rates are different because they start at 5% from the first pound. For a £150,000 additional property, the tax is £7,500 at the higher rates, compared with nothing at the main rates.
Who pays the higher rates?
The higher rates usually apply if, at the end of the day of purchase, you own more than one residential property and you are not replacing your main home. When you buy jointly, what each buyer owns counts, including any property outside Wales. Companies buying homes usually pay the higher rates. The WRA guidance explains the rules in detail, including what happens if you buy a new main home before you have sold your old one. If your situation is not straightforward, ask your solicitor or conveyancer to confirm which rates apply before you exchange contracts.
Frequently asked questions
What is the LTT threshold in Wales?
For main residential rates, no LTT is due on the first £225,000.
Is there first-time buyer relief in Wales?
No. First-time buyers pay the main rates, which start at 0% on the first £225,000.
What are the higher rates?
For transactions from 11 December 2024 they start at 5% on the first £180,000 and rise to 17% above £1.5 million.
When must LTT be paid?
The return and payment are due within 30 days of the day after completion.
Sources
- Welsh Revenue Authority: Land Transaction Tax rates and bands
- Welsh Revenue Authority: Land Transaction Tax guide
Rates for tax year 2026/27, last reviewed October 2026.
Results are estimates for planning, not financial or tax advice. See our terms and methodology.