LTT Calculator (Wales)

How Land Transaction Tax is calculated

Land Transaction Tax (LTT) is the property transaction tax used in Wales. It applies to purchases of land and property and replaced Stamp Duty Land Tax in Wales from 1 April 2018.

Residential LTT is calculated in bands. This means each tax rate normally applies only to the part of the property price that falls within that band, rather than applying one rate to the full purchase price.

Current main residential LTT rates

For a standard residential property purchase in Wales, the main residential LTT bands for transactions from 10 October 2022 are:

Worked example: moving home at £350,000

Suppose you are buying a £350,000 property in Wales as your main residence and the main residential LTT rates apply.

The 6% rate does not apply to the full £350,000 purchase price. It applies only to the portion above £225,000 that falls within that tax band.

Higher residential rates

Higher residential rates may apply when buying an additional residential property in Wales, such as a second home or buy-to-let property.

These higher rates use different thresholds and percentages from the main residential rates.

Current higher residential LTT rates

These bands apply to qualifying transactions from 11 December 2024. Earlier contracts may be subject to transitional rules. The higher rates are a separate schedule, not a fixed supplement added to the main rates.

Worked example: additional property at £350,000

Suppose you are buying a £350,000 second home or buy-to-let property and the higher residential rates apply.

First-time buyers in Wales

Wales does not currently have a separate first-time buyer LTT relief equivalent to the first-time buyer relief available under some other UK property tax systems.

A first-time buyer purchasing a main residential property in Wales would generally use the main residential LTT rates unless another rule or relief applies.

What can affect the LTT you pay?

The final amount of Land Transaction Tax can depend on more than the purchase price alone. Relevant factors may include:

• whether the property will be your main residence
• whether you already own another residential property
• whether the higher residential rates apply
• whether the transaction involves more than one property
• whether the transaction is residential, non-residential or mixed
• whether a relief or exemption applies
• whether the transaction involves linked purchases

When higher residential rates may apply

Higher residential rates can apply where a buyer acquires an additional dwelling worth £40,000 or more and meets the relevant conditions under Welsh LTT rules. Below £40,000, this calculator uses the main residential rates. Linked transactions and other special cases need separate assessment.

Replacing a main residence can change which rate applies. The exact treatment depends on the buyer’s circumstances and ownership position. Not every transaction involving residential property is treated in the same way, so current Welsh Revenue Authority guidance should be checked where the position is unclear.

Wales uses a different property tax system

Land Transaction Tax applies in Wales.

England and Northern Ireland use Stamp Duty Land Tax (SDLT), while Scotland uses Land and Buildings Transaction Tax (LBTT).

Because the rates and thresholds differ between the three systems, a Stamp Duty or LBTT calculator should not be used to estimate tax on a Welsh property purchase.

What this calculator includes and excludes

This calculator estimates LTT on a single residential dwelling using the price and rate schedule selected. The buyer must determine whether the higher rates apply. It uses the main rates for an additional property priced below £40,000, subject to the exclusions and special cases below.

It can calculate:

• main residential LTT
• higher residential LTT for an additional property estimate

It does not automatically account for every possible special circumstance, including:

• all available tax reliefs
• multiple-property transactions
• linked transactions and their £40,000 treatment
• commercial or non-residential property
• mixed-use property
• lease transactions requiring a separate calculation
• complex company or trust ownership arrangements
• historic rates and transitional contracts

For unusual or high-value transactions, current Welsh Revenue Authority guidance or professional tax or legal advice may be appropriate.

Why LTT estimates can differ

Two LTT calculators may produce different figures if one uses outdated rates, applies the wrong buyer type or does not distinguish between main and higher residential rates.

When checking an estimate, make sure the calculator is designed for Wales and uses current Welsh tax bands.

Important note

This calculator is for general informational purposes only. It does not provide tax, legal, mortgage or financial advice. LTT rates, thresholds, reliefs and rules can change, and individual property transactions may require additional consideration.

Sources and review

The residential bands and guidance used here were reviewed on 24 September 2026. This calculator estimates purchases under current rates, not historic transactions.

Current Land Transaction Tax information was checked against official Welsh sources:

• Welsh Government – Land Transaction Tax rates and bands
• Welsh Government – Land Transaction Tax
• Welsh Government – higher residential rates
• Welsh Revenue Authority

Tax rules can change. Quick Calculators UK aims to review this calculator when relevant Welsh rates, thresholds or reliefs are updated.