How to use the Land Transaction Tax calculator
- 1 Enter the property price.
- 2 Choose the buyer: main home, or additional property.
- 3 Read the Land Transaction Tax and the band-by-band breakdown.
- 4 Compare the main and higher rates by switching the buyer type.
Worked example
A £300,000 home in Wales. Bought as a main home, the first £225,000 is taxed at 0% and the remaining £75,000 at 6%, so the LTT is £4,500. Bought as a second home or buy-to-let, the higher rates give £9,000 + £5,950 + £5,000 = £19,950.
Land Transaction Tax tips
- £225,000 nil band: most homes under this price pay nothing.
- Higher rates replace the main rates for second homes, from 5%.
- Selling your old home? You may reclaim higher rates within 36 months.
- Pay within 30 days through your solicitor.
Compare England with the Stamp Duty Calculator and Scotland with the LBTT Calculator.
Features
Wales rates for 2026/27
Main rates from October 2022 and higher rates from December 2024.
Band by band
See the tax in each band and the effective rate.
Higher rates
Second homes and buy-to-let, with the £40,000 rule.
When to use it
Buying a home in Wales
Budget the tax before you make an offer. For the mortgage, use the Mortgage Calculator.
Buy-to-let in Wales
See the higher rates cost on an investment. For returns, use the Rental Yield Calculator.
Moving from England
Compare with English Stamp Duty using the Stamp Duty Calculator.
Scotland comparison
For a home in Scotland, use the LBTT Calculator.
Related Tax tasks
Frequently asked questions
What are the LTT rates in Wales for 2026/27?
Main residential rates are 0% up to £225,000, 6% from £225,001 to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above. The Welsh Government kept these rates unchanged for 2026/27.
What are the higher residential rates?
5% up to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5 million and 17% above. They replace the main rates for the whole price.
Is there first-time buyer relief in Wales?
No. Wales has no separate first-time buyer relief, but the £225,000 nil band means many first homes pay no LTT.
When do the higher rates apply?
When you buy a residential property costing £40,000 or more and will own more than one dwelling, or when a company buys a home. If you are replacing your main home, you may get a refund if you sell the old one within 36 months.
Who collects Land Transaction Tax?
The Welsh Revenue Authority. Your solicitor usually files the return and pays the tax within 30 days of completion.
How does LTT compare with English Stamp Duty?
Wales is cheaper on homes below about £400,000 because of the higher nil band, and more expensive above that because of the higher middle rates.
Does LTT apply to the whole price?
No. Like Stamp Duty, each rate applies only to the part of the price within its band.
Is LTT charged on commercial property?
Yes, with separate non-residential rates. This calculator covers residential purchases only.
Can I pay LTT later?
No. It must be paid with the return within 30 days, or interest and penalties apply.
Who collects Land Transaction Tax?
The Welsh Revenue Authority collects LTT. Your solicitor or conveyancer files the return and pays the tax on your behalf, normally within 30 days of completion, using the money you send before the purchase completes.
Is there first-time buyer relief in Wales?
No. Wales has no separate first-time buyer relief, but the £225,000 nil band in the main rates means most first-time buyers in Wales pay little or nothing. A first-time buyer pays exactly the same LTT as a home mover on the same price.
Results are estimates based on the official rates linked above. Confirm important figures with the issuing authority or a qualified adviser before you act on them.
Built and reviewed by Hamza Farooq, founder and lead developer
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