LTT Calculator Wales (2026/27)

Calculate your Land Transaction Tax on a Welsh property

Buying property in Wales means paying Land Transaction Tax (LTT) rather than stamp duty. Introduced in 2018 and collected by the Welsh Revenue Authority, LTT replaced UK Stamp Duty Land Tax in Wales and comes with its own bands, thresholds and rules. While the basic idea is familiar - a progressive tax on the purchase price - the detail differs from both England and Scotland, so the tax on the same priced home varies depending on where it sits. This calculator applies the current Welsh bands and the higher rates for additional properties so you know what you'll owe before you proceed.

How LTT works

Like its counterparts, LTT is a progressive "slice" tax: each rate applies only to the portion of the price within its band, so you never pay the top rate on the whole price. Wales set its main residential nil-rate threshold higher than England's, which means many ordinary purchases attract little or no LTT at the bottom end - though the rates above kick in on higher-value homes. Enter your price and the calculator divides it across the bands and shows the total. For the official bands and the latest rates, the Welsh Government's Land Transaction Tax guide is the definitive reference.

No first-time buyer relief in Wales

One important difference: unlike England and Scotland, Wales does not offer a special first-time buyer relief. Instead, the relatively high standard nil-rate threshold is intended to help buyers generally, including first-timers. So a first-time buyer in Wales uses exactly the same bands as everyone else - there's no separate relief to claim. This calculator reflects that, applying the standard residential rates to first-time and subsequent purchases alike.

Higher rates for additional properties

If you're buying a second home, a holiday property or a buy-to-let in Wales, you'll generally pay the higher rates of LTT, which add a surcharge across the bands. Wales has at times set these higher rates above those elsewhere in the UK, so the additional-property cost can be significant - something landlords and second-home buyers should factor in carefully. The calculator includes the higher rates when you select the additional-property option. If you're investing, our Buy-to-Let Mortgage Calculator and Rental Yield Calculator help you assess the return once the tax is accounted for.

Comparing LTT with SDLT and LBTT

With three separate property taxes across the UK, the same purchase price produces different bills in England, Scotland and Wales. Wales's higher starting threshold can make lower-value purchases cheaper than in England, while the higher rates on additional properties can make second homes more expensive. If you're weighing up where to buy, or relocating across a border, it pays to run the numbers for each nation. Use our SDLT Calculator for England and Northern Ireland and the LBTT Calculator for Scotland alongside this one to compare like for like.

When and how LTT is paid

LTT is due shortly after completion, and your solicitor or conveyancer normally files the return and pays it as part of the conveyancing process. As with any property purchase tax, you need the money ready at completion, so build it into your budget early. After the deposit, LTT is often the largest single cost of buying, and underestimating it can derail a purchase at the last minute. Our Conveyancing Fees Calculator and House Deposit Calculator help you plan for the rest of the upfront costs.

Planning around the bands

Because LTT steps up at band thresholds, a price just over a boundary carries a little more tax than one just under - occasionally a useful point in price negotiations. Your buyer status matters too: confirm whether the higher rates for additional properties apply before you offer, and remember that if you're replacing your main home but briefly own two properties, there may be scope to reclaim the surcharge later. Keep good records and take advice where the situation is complex. Running this calculator for your exact price and status turns a guess into a firm figure you can plan around.

The wider cost of moving

LTT sits within the bigger picture of affording a home, where the mortgage usually dwarfs everything else over time. Use our Mortgage Calculator and Mortgage Affordability Calculator to understand the monthly cost and what you can borrow, and combine those with your LTT figure and other purchase costs for a true all-in view. Seeing the whole picture early - tax, deposit, fees and mortgage - is the difference between a smooth purchase and a nasty surprise late in the day.

The bottom line

LTT is Wales's own property purchase tax, with a higher starting threshold than England, no separate first-time buyer relief, and higher rates for additional properties. Because it differs from the taxes in England and Scotland, working it out for your specific price and status is essential. Enter your details above for an instant banded breakdown, and use the rest of the TaxFly property toolkit to budget for the entire purchase with confidence.

A worked example

Imagine buying a £300,000 home in Cardiff as your only property. Because Wales sets a relatively high nil-rate threshold, a chunk of the price is taxed at 0%, with higher rates applying only to the slices above. LTT is progressive, so you pay each rate only on the portion in that band - not the top rate on the whole price. The calculator splits the £300,000 across the bands and shows the total, which is typically lower than people expect from the headline rates. If the same property were a second home or buy-to-let, the higher rates would apply across the bands, adding a significant surcharge - so selecting the correct buyer type is essential to getting an accurate figure.

Because Wales has no separate first-time buyer relief, a first-time buyer and a home-mover at the same price pay the same standard LTT. That's different from England and Scotland, and it's one of the quirks that makes checking the Welsh figure specifically so important rather than assuming the rules match elsewhere.

Replacing your main home and higher-rate refunds

As in the rest of the UK, if you buy a new main residence before selling your old one, you'll briefly own two properties and the higher rates of LTT apply at purchase. If you then sell the previous main home within the allowed period, you can usually claim a refund of the higher-rate element from the Welsh Revenue Authority. Movers should budget for the higher rate at completion and reclaim it afterwards, keeping the paperwork and noting the deadline. Where timing is tight or the situation is complex, take advice. The Welsh Government's higher rates guidance sets out the detail.

Frequently asked questions

Is LTT the same as stamp duty? It's the Welsh equivalent, with its own bands and a higher starting threshold, so the bill differs from England. Is there first-time buyer relief in Wales? No - Wales relies on its higher nil-rate threshold instead. Are second homes taxed more? Yes, the higher rates add a surcharge across the bands. When is it paid? Shortly after completion, normally by your solicitor. To plan the rest of the purchase, use our Mortgage Affordability Calculator and Conveyancing Fees Calculator.

Budgeting for the whole move

Land Transaction Tax is one of several upfront costs of buying, and it helps to see them together. On top of LTT you'll typically pay conveyancing and legal fees, property searches, a mortgage valuation or arrangement fee, removals and often some early spending on the new home. Together these can add up to far more than the tax alone, so building a complete budget early prevents an unwelcome surprise close to completion. Use our Conveyancing Fees Calculator and House Deposit Calculator for the upfront costs, and the Mortgage Calculator for the ongoing commitment, then add your LTT figure for a true all-in view.

Why checking the Welsh figure matters

It's tempting to reach for a generic "stamp duty" calculator, but doing so can give you the wrong number in Wales - the bands, the high starting threshold and the absence of first-time buyer relief all differ from England. A buyer who assumes English rules could over- or under-estimate their bill by a meaningful amount, which matters when you're working out exactly how much cash you need. Running your purchase through this Wales-specific calculator, for your actual price and buyer status, removes that risk and gives you a figure you can rely on when planning.

The bottom line

LTT is the property purchase tax for Wales, with its own progressive bands, a higher starting threshold than England, no separate first-time buyer relief, and higher rates for additional properties that can be reclaimed when you sell a former main home in time. Because it's genuinely different from the taxes in England and Scotland, working out your own figure is essential. Enter your details above for an instant breakdown, and use the rest of the TaxFly property toolkit to budget for the entire purchase with confidence.

Who should use this calculator

Land Transaction Tax is the Welsh equivalent of stamp duty, and it differs from both English and Scottish systems. The most important difference for many buyers is stark: Wales has no first-time buyer relief at all.

Wales instead sets a relatively high starting threshold that applies to everyone, which benefits all buyers of modest homes rather than first-timers specifically. But a first-time buyer purchasing above that threshold in Wales pays considerably more than an equivalent buyer in England would.

What this calculator assumes

• LTT is charged progressively across Welsh bands.
• There is no first-time buyer relief — all buyers use the same main rates.
• Higher rates apply to additional properties, using their own separate band table rather than a surcharge added to the main rates.
• A Welsh residential freehold is being bought by an individual.

Limitations — what it does not cover

• The higher-rates refund, reclaimable if you sell a previous main residence within the time limit.
• Non-residential and mixed-use property, on separate bands.
• Leases, where tax may be due on rent under a net present value calculation.
• Relief for buying several dwellings at once, and transactions linked to one another.
• Filing. LTT is administered by the Welsh Revenue Authority, with its own return and deadline.
• Cross-border properties, which are apportioned between jurisdictions.