Welsh Revenue Authority · 2026/27
Wales Land Transaction Tax Calculator
Last Updated: May 2026 — Rates Confirmed
Wales LTT Rates 2026/27 (Residential)
Land Transaction Tax (LTT) is the property tax payable when you buy a residential property in Wales. It is administered by the Welsh Revenue Authority (WRA) and replaced Stamp Duty Land Tax in Wales from April 2018.
Standard residential rates
| Property Price Band | Standard Rate | Higher Rate (2nd Home) |
|---|---|---|
| Up to £225,000 | 0% | 4% |
| £225,001 - £400,000 | 6% | 10% |
| £400,001 - £750,000 | 7.5% | 11.5% |
| £750,001 - £1,500,000 | 10% | 14% |
| Above £1,500,000 | 12% | 16% |
Good news: The 0% threshold in Wales is £225,000 - the highest of any UK nation. If you buy a property under this amount, you pay no LTT at all.
Land Transaction Tax Calculator
Enter the purchase price and property type to calculate the LTT due in Wales.
Your LTT Calculation
Purchase Price£0
Property TypeStandard
LTT on first £225,000£0
LTT on £225,001-£400,000£0
LTT on £400,001-£750,000£0
LTT on £750,001-£1.5M£0
LTT above £1.5M£0
Total LTT Payable£0
Effective Tax Rate0%
Wales vs England vs Scotland: Property Tax Comparison
How much property tax would you pay on the same purchase price in each UK country? This table shows the total tax due on various property prices.
| Property Price | Wales LTT | England SDLT | Scotland LBTT | Lowest Tax |
|---|---|---|---|---|
| £150,000 | £0 | £0 | £0 | All same |
| £200,000 | £0 | £1,500 | £1,100 | Wales (saves £1,500) |
| £250,000 | £1,500 | £2,500 | £2,100 | Wales (saves £1,000) |
| £300,000 | £4,500 | £3,500 | £4,600 | England (saves £1,000) |
| £400,000 | £10,500 | £7,500 | £11,600 | England (saves £3,000) |
| £500,000 | £17,500 | £12,500 | £19,100 | England (saves £5,000) |
| £750,000 | £36,250 | £28,750 | £42,350 | England (saves £7,500) |
| £1,000,000 | £61,250 | £50,000 | £67,350 | England (saves £11,250) |
Key insight: Wales is cheapest for properties under £225,000 thanks to the 0% threshold. England becomes cheaper for properties above £260,000. Scotland is generally the most expensive for mid-range properties.
First-Time Buyers in Wales
Unlike England, Wales does not have a separate first-time buyer relief. However, the standard 0% threshold of £225,000 is very generous and applies to all buyers.
| Feature | Wales | England |
|---|---|---|
| 0% threshold (all buyers) | £225,000 | £125,000 |
| First-time buyer threshold | None (same as above) | £425,000 |
| Max FTB property price (0%) | £225,000 | £625,000 |
| £250,000 first home | £1,500 LTT | £0 SDLT |
| £300,000 first home | £4,500 LTT | £0 SDLT |
English first-time buyers get a significantly better deal on properties between £225,000 and £425,000. For a £300,000 first home, a Welsh buyer pays £4,500 while an English first-time buyer pays nothing.
Second Home Surcharge (Higher Rate)
If you are buying an additional residential property in Wales (such as a buy-to-let or holiday home) and already own another residential property, you must pay the higher rate which adds 4% to each LTT band.
| Property Price Band | Higher Rate (2nd Home) |
|---|---|
| Up to £225,000 | 4% |
| £225,001 - £400,000 | 10% |
| £400,001 - £750,000 | 11.5% |
| £750,001 - £1,500,000 | 14% |
| Above £1,500,000 | 16% |
Note: The higher rate applies even if your main residence is outside Wales. If you own any residential property anywhere in the world, the 4% surcharge applies to a Welsh property purchase.
Worked Examples
Example 1: £180,000 first home in Cardiff
Tom is buying his first home for £180,000 in Cardiff.
- LTT on first £225,000 at 0% = £0
- Total LTT: £0
- In England, Tom would also pay £0 (under £250,000 FTB threshold). In Scotland, he would pay £0.
Example 2: £350,000 family home in Swansea
Emma is selling her flat and buying a £350,000 house in Swansea as her main residence.
- LTT on first £225,000 at 0% = £0
- LTT on £125,000 (£350,000 - £225,000) at 6% = £7,500
- Total LTT: £7,500
- In England: £7,500 (same). In Scotland (LBTT): £8,350.
Example 3: £500,000 buy-to-let in Llandudno
David is buying a £500,000 holiday let in Llandudno. He already owns his main home.
- LTT on first £225,000 at 4% = £9,000
- LTT on £175,000 (£400,000 - £225,000) at 10% = £17,500
- LTT on £100,000 (£500,000 - £400,000) at 11.5% = £11,500
- Total LTT: £38,000
- In England: £30,000 (saves £8,000). In Scotland: £42,700.
Example 4: £1,200,000 main residence in Penarth
Sarah is buying a £1,200,000 house in Penarth as her main residence.
- LTT on first £225,000 at 0% = £0
- LTT on £175,000 (£400,000 - £225,000) at 6% = £10,500
- LTT on £350,000 (£750,000 - £400,000) at 7.5% = £26,250
- LTT on £450,000 (£1,200,000 - £750,000) at 10% = £45,000
- Total LTT: £81,750
- In England: £68,750 (saves £13,000). In Scotland: £98,850.
How to Pay Land Transaction Tax
- Who pays: The buyer pays LTT. The seller does not pay.
- Deadline: LTT must be paid within 14 days of the effective date (usually completion).
- Who submits: Your solicitor or licensed conveyancer typically submits the LTT return and pays the tax on your behalf. This is included in their standard service.
- Payment method: Payment is made to the Welsh Revenue Authority (WRA) via bank transfer or cheque.
- Late payment: Penalties start from day 15. Interest is charged on unpaid amounts.
- Exemptions: No LTT is due on properties under £40,000 or on certain transfers (divorce, inheritance). There is also a relief for multiple dwellings purchased in a single transaction.
Refund of Higher Rate LTT
If you paid the higher rate because you owned two properties but then sold your previous main residence within 36 months, you can claim a refund of the 4% surcharge.
How to claim a refund
- You must have sold your previous main residence within 36 months of buying the new property.
- The new property must have become your main residence.
- Submit a repayment claim to the Welsh Revenue Authority using form LTT600.
- You must claim within 12 months of selling the previous main residence.
- Refunds are typically processed within 30 working days.
Example: You bought a new main residence for £300,000 while still owning your old flat. You paid higher rate LTT of £18,000. You sell the old flat 6 months later. You can claim a refund of £6,000 (the difference between higher rate and standard rate LTT on £300,000).
Frequently Asked Questions
What is Land Transaction Tax in Wales?
Land Transaction Tax (LTT) is the property tax you pay when buying a residential or commercial property in Wales. It replaced Stamp Duty Land Tax (SDLT) in Wales from April 2018. LTT is administered by the Welsh Revenue Authority (WRA) rather than HMRC. The tax applies to both freehold and leasehold purchases, and the amount depends on the purchase price and whether it is your main residence or an additional property.
What are the Wales LTT rates for 2026/27?
For residential properties in Wales from 2026/27: 0% on the first £225,000, 6% on the portion from £225,001 to £400,000, 7.5% on the portion from £400,001 to £750,000, 10% on the portion from £750,001 to £1,500,000, and 12% on anything above £1,500,000. For second homes or buy-to-let properties, a 4% surcharge applies to all bands, making the rates 4%, 10%, 11.5%, 14% and 16% respectively. There is no specific first-time buyer relief in Wales, but the 0% threshold of £225,000 applies to all buyers.
How does Welsh LTT compare to England SDLT?
Wales LTT is generally cheaper for properties under £225,000 as the 0% band is higher than England's £125,000. However, for properties between £225,000 and £400,000, Wales charges 6% compared to England's 5%, making it more expensive in this range. For properties over £400,000, England is typically cheaper. For example, a £300,000 property costs £4,500 in Wales vs £3,500 in England. A £500,000 property costs £17,500 in Wales vs £12,500 in England - £5,000 more. The comparison depends entirely on the purchase price.
Do first-time buyers pay less LTT in Wales?
Wales does not have a separate first-time buyer relief like England does. However, the standard 0% threshold in Wales is £225,000, which is higher than England's standard £125,000 threshold. This means first-time buyers in Wales automatically pay no LTT on properties up to £225,000. In England, first-time buyers pay no SDLT up to £425,000, so English first-time buyers get a better deal on properties between £225,000 and £425,000. For a £250,000 first home, a Welsh buyer pays £1,500 in LTT while an English first-time buyer pays nothing.
When must LTT be paid in Wales?
Land Transaction Tax must be paid to the Welsh Revenue Authority within 14 days of the effective date of the transaction, which is usually the completion date. Your solicitor or conveyancer typically handles the LTT return and payment on your behalf. If you are managing the transaction yourself, you must submit the return and pay the tax directly to the WRA within the 14-day deadline. Late payment incurs penalties and interest charges starting from day 15.
What is the LTT higher rate for second homes in Wales?
The LTT higher rate (also called the additional dwelling supplement) adds 4% to each tax band for second homes, buy-to-let properties, and holiday homes in Wales. This means the rates become 4% on the first £225,000, 10% on £225,001-£400,000, 11.5% on £400,001-£750,000, 14% on £750,001-£1,500,000, and 16% above £1,500,000. For a £300,000 buy-to-let property, the LTT would be £12,000. If you are replacing your main residence, you may be able to claim a refund of the higher rate if you sell your previous main residence within 36 months.
Calculate Stamp Duty for England
Use our Stamp Duty calculator for properties in England and Northern Ireland.
Stamp Duty Calculator →Sources & Methodology
- Rates confirmed by Welsh Revenue Authority (WRA) for 2026/27 tax year
- Wales LTT rates from GOV.WALES Land Transaction Tax
- England SDLT rates from GOV.UK Stamp Duty Land Tax
- Scotland LBTT rates from Revenue Scotland LBTT
- Wales 0% threshold raised to £225,000 from July 2024 (Wales Budget 2024)
- Higher rate (additional dwelling supplement) is 4% in Wales vs 3% in England vs 6% in Scotland
- All comparison figures are for standard residential purchases unless otherwise stated
- First-time buyer comparison uses England's temporary relief threshold of £425,000