Calculate Land Transaction Tax on your Welsh property purchase.
This calculator provides estimates for guidance only. It does not constitute financial or tax advice. LTT rates and thresholds may change. Always verify with the Welsh Revenue Authority or a qualified solicitor before making financial decisions.
Land Transaction Tax (LTT) is Wales's property transaction tax, replacing Stamp Duty Land Tax (SDLT) from April 2018. Administered by the Welsh Revenue Authority (WRA), LTT applies to all residential and non-residential property and land transactions in Wales above certain thresholds. LTT uses a progressive band system for standard purchases, where you only pay each rate on the portion of the price within that band. For the 2026-27 tax year, the nil-rate band covers the first GBP 225,000, with rates of 6%, 7.5%, 10%, and 12% applying to progressively higher portions. A key distinction of the Welsh system is how additional property purchases are taxed. Unlike England's flat surcharge approach (where a percentage is added to each standard band), Wales uses a completely separate set of higher residential rates with different thresholds and different percentages. These higher rates start at 5% from GBP 0 and rise to 17% on amounts over GBP 1.5 million. Another important difference is that Wales does not offer first-time buyer relief for LTT -- all buyers pay the same standard rates regardless of whether they have previously owned a property.
To calculate your Wales LTT: 1. Enter the full purchase price of the property you are buying. This should be the agreed sale price, not the mortgage amount. 2. Select your buyer type. Choose "Standard Purchase" for a normal residential purchase, or "Additional Property" if you already own a residential property such as a second home or buy-to-let investment. The additional property option applies the higher residential rate bands, which are a completely separate rate structure from the standard bands. 3. Review your results. The calculator shows the total LTT payable, your effective tax rate, and a detailed band-by-band breakdown showing how much tax falls within each rate band. The bar chart provides a visual representation of the tax distribution. Note: There is no first-time buyer option because Wales does not offer LTT relief for first-time buyers.
LTT is calculated using progressive bands. Each band has a rate that applies only to the portion of the price within that band. For a standard purchase of GBP 300,000: - 0% on the first GBP 225,000 = GBP 0 - 6% on the next GBP 75,000 (GBP 225,001 to GBP 300,000) = GBP 4,500 - Total LTT = GBP 4,500 For the same property at higher residential rates (additional property): - 5% on the first GBP 180,000 = GBP 9,000 - 8.5% on the next GBP 70,000 (GBP 180,001 to GBP 250,000) = GBP 5,950 - 10% on the next GBP 50,000 (GBP 250,001 to GBP 300,000) = GBP 5,000 - Total LTT = GBP 19,950 Notice that the higher residential rates use completely different thresholds (GBP 180,000 vs GBP 225,000 for the first band boundary) and completely different rates. This is not a surcharge added on top of standard rates -- it is an entirely separate calculation. The effective rate is the total LTT divided by the property price, expressed as a percentage.
The Welsh Revenue Authority (WRA) administers LTT. Tax returns must be filed and payment made within 30 days of the effective date of the transaction. Wales does not offer first-time buyer relief for LTT. This is a notable difference from England (where SDLT first-time buyer relief raises the nil-rate threshold) and Scotland (where LBTT first-time buyer relief raises the threshold to GBP 175,000). The higher residential rates apply when purchasing additional residential properties. If the higher rates have been paid but you subsequently sell your previous main residence, you may be able to claim a refund of the difference between the higher rates and the standard rates. Claims must be made to the WRA within the specified time limit. LTT is separate from other transaction costs such as solicitor fees and Land Registry fees. Non-residential and mixed-use transactions have different LTT bands not covered by this calculator. The rates shown are for the 2026-27 tax year and are subject to change by the Welsh Government.