Is Land Transaction Tax the same as Stamp Duty?

No. Land Transaction Tax replaced Stamp Duty Land Tax in Wales from 1 April 2018. England and Northern Ireland use SDLT, Scotland uses LBTT, and Wales uses LTT.

Is there first-time buyer relief in Wales?

No. Welsh Revenue Authority guidance says there is no first-time buyers relief in Wales. Main residential LTT rates apply unless higher residential rates or another rule applies.

What are the main residential LTT rates in Wales?

For current main residential purchases, the rates are 0% up to GBP 225,000, 6% from GBP 225,001 to GBP 400,000, 7.5% from GBP 400,001 to GBP 750,000, 10% from GBP 750,001 to GBP 1.5 million and 12% above GBP 1.5 million.

When do higher residential LTT rates apply?

Higher residential rates usually apply when you buy a residential property worth GBP 40,000 or more and already own one or more other residential properties, unless a replacement-main-residence rule or other exception applies.

Tax year: 2025/26 & 2026/27 Jurisdiction: Wales Last verified: May 9 2026

Wales LTT Calculator

Q: When is LTT due?

Welsh Revenue Authority guidance says the LTT return and payment are due within 30 days from the day after the effective date of the transaction, usually completion.

Calculate Welsh Land Transaction Tax for property and land purchases in Wales. This page uses the current Welsh Revenue Authority rates for main residential purchases, higher residential rates, and non-residential or mixed-use purchases. It is separate from Stamp Duty because Wales has its own thresholds and rules.

Calculate Welsh Land Transaction Tax

Enter the purchase price and transaction type. For England/Northern Ireland, use the Stamp Duty Calculator instead.

Purchase price

Use the total consideration, not just the mortgage.

Property location

Property type

Residential rate type

I am a first-time buyer Wales has no first-time buyer relief, but this adds a clear note. Lease, multiple dwellings or relief case Adds extra caution notes for specialist transactions.

Main nil band

GBP 225k

The current main residential and non-residential LTT threshold in Wales.

Higher rates

5%-17%

A separate higher residential table applies where the higher-rate rules are triggered.

Payment window

30 days

The WRA expects the return and payment within 30 days from the day after the effective date.

Wales does not use Stamp Duty Land Tax

If you are buying property in Wales, the tax is Land Transaction Tax, collected by the Welsh Revenue Authority. It is easy to accidentally use an SDLT calculator when searching online, but the Welsh bands are different. The main residential nil-rate band is GBP 225,000, and Welsh Revenue Authority guidance says there is no first-time buyers relief in Wales.

The higher residential rates are also not just a single flat surcharge added to the main rates. Wales has its own higher-rate table, updated for transactions with an effective date on or after 11 December 2024. That is why this calculator asks you to choose main residential rates, higher residential rates, or replacement main residence treatment.

Transaction	Use this table
Main home in Wales	Main residential LTT rates.
Second home / buy-to-let	Higher residential LTT rates if the rules apply.
Replacing main residence	Usually main residential rates if the old main home has been sold in time.
Shop, office, land or mixed-use	Non-residential property rates.
England/NI or Scotland	Use SDLT or LBTT instead.

How this Wales LTT calculator works

Inputs used

Purchase price or chargeable consideration.
Location check: Wales, England/Northern Ireland or Scotland.
Property type: residential or non-residential/mixed-use.
Residential rate type: main residential, higher residential or replacement main residence.
First-time buyer note and complex transaction warning toggles.

Calculation method

Check whether the property is in Wales. If not, route the user to SDLT or LBTT instead.
Choose the correct Welsh rate table: main residential, higher residential, or non-residential/mixed-use.
Apply the LTT rates marginally to each slice of the purchase price.
Show the total LTT, effective rate, band-by-band tax and practical filing/payment notes.

Assumptions

The transaction uses current Welsh LTT rates and bands verified on 9 May 2026.
Higher residential rates use the table for transactions with an effective date on or after 11 December 2024.
Replacing main residence assumes the higher rates do not apply because the previous main residence has been sold, or will be sold within the WRA refund window.
Non-residential/mixed-use purchases are treated using the freehold/lease premium rates, not lease rent net present value.

What this does not cover

It does not calculate SDLT for England/Northern Ireland. Use the Stamp Duty Calculator for SDLT.
It does not calculate Scottish LBTT. Use the Scotland LBTT Calculator for Scottish property purchases.
It does not calculate lease rent net present value, multiple dwellings relief, subsidiary dwelling exception, linked transactions, company/trust edge cases, group relief, charities relief or formal WRA refund claims.
It does not decide whether higher residential rates apply. Check WRA higher rates guidance if ownership, spouses, trusts, inherited property or replacement-main-residence timing is complicated.

Worked example: main home at GBP 350,000

On a main residential purchase in Wales for GBP 350,000, the first GBP 225,000 is taxed at 0%. The remaining GBP 125,000 falls in the next band and is taxed at 6%.

That gives an estimated LTT bill of GBP 7,500. The top slice is charged at 6%, but the effective rate on the full purchase price is lower because the first GBP 225,000 is inside the nil-rate band.

A higher residential purchase at the same price is very different. The first GBP 180,000 is charged at 5%, the next GBP 70,000 at 8.5%, and the remaining GBP 100,000 at 10%.

Before relying on a Wales LTT figure

Confirm the property is in Wales. Welsh Revenue Authority provides a postcode checker because border cases are not something you want to guess from a map while buying a house.

Check whether the higher residential rates apply. If you already own another property, are buying with someone else, are married or in a civil partnership, or are using a company or trust, the WRA higher-rate guidance can matter more than the simple label on the purchase.

If a higher-rate purchase replaces your main residence, you may be able to claim a refund if the previous main home is sold within the WRA time limit. Keep dates and completion statements tidy.

Common Wales LTT mistakes

Using an SDLT calculator

Wales has different thresholds and rates. SDLT estimates can be materially wrong for Welsh purchases.

Expecting first-time buyer relief

There is no first-time buyers relief in Wales, even though England and Northern Ireland have SDLT relief.

Treating higher rates as optional

Higher rates can apply if any buyer, spouse or civil partner is caught by the ownership rules.

Ignoring the 30-day deadline

The return and payment are due within 30 days from the day after the effective date, usually completion.

Wales LTT FAQs

Is Wales LTT calculated in slices?

Yes. The Welsh rates apply to the portion of the purchase price in each band, so the highest rate shown is not charged on the whole price.

Do first-time buyers get LTT relief in Wales?

No. Welsh Revenue Authority guidance says there is no first-time buyers relief in Wales.

When do higher residential rates apply?

They usually apply when you buy a residential property worth GBP 40,000 or more and already own one or more residential properties, unless a replacement-main-residence rule or another exception applies.

What if I buy in England or Northern Ireland?

Use SDLT instead. The Stamp Duty Calculator on this site estimates SDLT for England and Northern Ireland.

When is LTT due?

The WRA says you must send the LTT return and pay within 30 days from the day after completion or the effective date of the transaction.

Official sources

Last verified: May 9 2026. Calculations are estimates based on the published rules and assumptions shown on this page.

Welsh Revenue Authority LTT rates and bands - main residential, higher residential, non-residential and lease rent rates
Welsh Revenue Authority LTT overview - Wales scope, thresholds, filing/payment timing and solicitor/conveyancer process
Welsh Revenue Authority higher rates overview - when higher residential rates apply, replacement main residence rules and refund context
Welsh Revenue Authority pay LTT guidance - 30-day payment deadline, self-assessment and payment reference guidance
Welsh Revenue Authority LTT calculator - official calculator for final checks and specialist transaction types

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