Reviewed by Mustafa Bilgic
Founder, WebCalculator
LTT rates and higher-rate bands per the Welsh Revenue Authority (gov.wales). Higher-rate band structure effective from 11 December 2024. Not financial or legal advice.
The land transaction tax calculator works out how much LTT you pay when buying residential property in Wales. Enter the purchase price, choose main rates or higher rates for additional properties, and see a band-by-band breakdown using the 2026 Welsh Revenue Authority rates.
Residential property in Wales
Land Transaction Tax replaced SDLT in Wales from April 2018 and is administered by the Welsh Revenue Authority (WRA). The rates are progressive — each slice is taxed at its own rate.
| Band | Main rate | Higher rate |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 – £225,000 | 0% | 8.5% |
| £225,001 – £250,000 | 6% | 10% |
| £250,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 12.5% |
| £750,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
The main-rate nil band runs to £225,000 — the highest in the UK. Most first-time buyers in Wales pay no LTT at all.
From December 2024, Wales uses a completely separate band structure for additional properties (buy-to-let, second homes). Unlike England's flat surcharge, the higher-rate bands start at different thresholds — the nil band for additional properties is only £180,000 before the 5% rate applies.
| Price | Wales LTT | England SDLT | Scotland LBTT |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £1,100 |
| £300,000 | £4,500 | £5,000 | £4,600 |
| £500,000 | £14,500 | £15,000 | £13,350 |
The mortgage calculator works out your monthly repayments. The conveyancing cost calculator estimates solicitor and search fees. For buy-to-let property see the rental yield calculator.
Main residential LTT rates in Wales for 2026 are: 0% up to £225,000, 6% on £225,001 to £400,000, 7.5% on £400,001 to £750,000, 10% on £750,001 to £1,500,000, and 12% above £1,500,000. Wales has the highest nil-rate threshold in the UK.
No. Wales does not offer a separate first-time buyer relief. However, the £225,000 nil-rate band is the highest in the UK — higher than England's £125,000 threshold — so most first-time buyers in Wales pay no LTT at all.
Wales uses separate higher-rate bands for additional properties (from December 2024): 5% on £0 to £180,000, 8.5% on £180,001 to £250,000, 10% on £250,001 to £400,000, 12.5% on £400,001 to £750,000, 15% on £750,001 to £1,500,000, and 17% above £1,500,000.
Land Transaction Tax is administered by the Welsh Revenue Authority (WRA), not HMRC. You file your LTT return and pay the tax to the WRA within 30 days of completion.
Wales has a higher nil-rate band (£225,000 vs £125,000 in England), but mid-range rates are higher — 6% kicks in at £225,001 compared to 2% at £125,001 in England. For properties below £225,000, Wales is cheaper. For properties around £300,000–£400,000, the costs are similar.
LTT is based on where the property is located, not where you live. If the property is in Wales you pay LTT regardless of your home address. If it is in England or Northern Ireland you pay SDLT; in Scotland you pay LBTT.