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Land Transaction Tax calculator (Wales)

In Wales you pay Land Transaction Tax, not stamp duty. A home pays nothing on the first £225,000 of the price, then 6%, 7.5%, 10% and 12%. There's no first-time buyer relief. An additional property pays the higher rates, from 5% on the first £180,000 to 17% above £1.5 million.

The price you're paying for the home.

Which describes you?

The LTT on this purchase

Enter the price to see the tax, worked out band by band.

The rates

Main residential rates (from 10 October 2022)

LTT main residential rates
Portion of the priceRate
Up to £225,0000%
£225,001 to £400,0006%
£400,001 to £750,0007.5%
£750,001 to £1,500,00010%
Above £1,500,00012%

Higher residential rates (from 11 December 2024)

LTT higher residential rates
Portion of the priceRate
Up to £180,0005%
£180,001 to £250,0008.5%
£250,001 to £400,00010%
£400,001 to £750,00012.5%
£750,001 to £1,500,00015%
Above £1,500,00017%

The higher rates from 11 December 2024 don't apply where contracts were exchanged before that date. Each rate applies only to the part of the price inside its band.

Worked examples

These are the Welsh Revenue Authority's own examples, worked by this calculator.

PurchaseLTT
A £280,000 house at the main rates£3,300
A second home at £260,000, higher rates£15,950

The working for the second home:

LTT higher rates on £260,000
BandAmount in bandRateTax
Up to £180,000£180,0005%£9,000
£180,001 to £250,000£70,0008.5%£5,950
£250,001 to £400,000£10,00010%£1,000

What this calculator doesn't cover

  • Companies and trusts, multiple dwellings and other reliefs.
  • Non-residential and mixed-use property, and the rent under a new lease.
  • Refunds of the higher rates when you sell your previous main home.
  • Purchases with an effective date before the rates above took effect.

Not sure the property is in Wales? The Welsh Revenue Authority has a postcode checker. Buying in England or Scotland? Use the England and Northern Ireland calculator or the LBTT calculator.

Questions

Do I pay stamp duty in Wales?
No. Since 1 April 2018 a purchase in Wales pays Land Transaction Tax (LTT) to the Welsh Revenue Authority instead of Stamp Duty Land Tax. LTT has its own bands and rates.
Is there first-time buyer relief in Wales?
No. There's no first-time buyers' relief in Wales, so a first-time buyer pays the main rates. Nothing is due on the first £225,000 of the price.
When do the higher rates apply?
Usually when you buy a residential property for £40,000 or more and you already own one or more other properties. You won't usually pay them if the new property will be your main home and you've sold the last main home you owned before you buy (or on the same day). Companies pay the higher rates on any residential property of £40,000 or more.
How much LTT is due on a second home at £260,000?
£15,950 at the higher rates: 5% on the first £180,000 (£9,000), 8.5% on the next £70,000 (£5,950) and 10% on the last £10,000 (£1,000). This is the Welsh Revenue Authority's own example.
When is LTT paid?
The LTT return must be sent to the Welsh Revenue Authority and the tax paid within 30 days of the day after completion. A solicitor or conveyancer usually does this for you.
Does the 2% non-resident surcharge apply in Wales?
No. The 2% surcharge for non-UK residents is part of Stamp Duty Land Tax and doesn't apply to purchases in Wales.

Sources

Rates checked against these sources on 17 October 2026. Updated . This is a calculation, not advice: Instrukt is not a law firm or a tax adviser.