Land Transaction Tax Calculator Wales 2026/27: Main and Higher Rates

Work out Land Transaction Tax (LTT), the Welsh tax that replaced Stamp Duty in Wales in April 2018. On a £300,000 home bought at the main rates you pay £4,500: nothing on the first £225,000 and 6% on the remaining £75,000. If you already own a home and this is a second home or buy-to-let, the higher rates apply and the bill is £19,950.

LTT residential rates in 2026/27

Like Stamp Duty, LTT is charged in slices, so each rate only applies to the part of the price within its band. The main rates have been in place since 10 October 2022 and the higher rates since 11 December 2024. The Welsh Government’s 2026/27 Budget confirmed there would be no increase to the LTT thresholds.

Unlike England and Scotland, Wales has no separate first-time buyer relief. Instead the main-rate nil band of £225,000 applies to everyone buying their only home, so a first-time buyer and a home mover pay the same.

Worked examples

The £280,000 example matches the Welsh Revenue Authority’s own example: 0% on the first £225,000 and 6% on the final £55,000, giving £3,300. For £450,000 at the main rates: 6% of £175,000 is £10,500 and 7.5% of £50,000 is £3,750, so £14,250 in total.

When the higher rates apply

• You usually pay the higher rates if the property costs £40,000 or more and you already own one or more other residential properties, anywhere in the world.
• Married couples and civil partners are treated as one unit, and if any joint buyer would pay the higher rates, the whole purchase is charged at the higher rates.
• Companies pay the higher rates on residential property of £40,000 or more.
• If you are replacing your main home, the higher rates may not apply. If you buy the new home first, you can usually claim a refund of the difference if you sell your previous main home within 3 years.

Paying the tax

LTT is a self-assessed tax, but your solicitor or conveyancer normally files the return and pays on your behalf. The tax must be paid within 30 days from the day after the effective date, which is usually completion. Late returns and late payment can lead to penalties and interest.

FAQs

Is there Stamp Duty in Wales?

No. Since 1 April 2018, property purchases in Wales pay Land Transaction Tax instead of Stamp Duty Land Tax. Which tax applies depends on where the property is.

Do first-time buyers pay LTT?

Only if the price is over £225,000. There is no extra relief for first-time buyers in Wales, but the main-rate nil band is higher than the standard nil band for Stamp Duty in England.

How are the higher rates worked out?

They are a separate set of bands, not a flat surcharge. Every pound from the first is taxed, starting at 5% and rising to 17% above £1.5 million. On £300,000 that means 5% of £180,000, 8.5% of £70,000 and 10% of £50,000, which adds up to £19,950.

Related calculators

• Stamp Duty CalculatorSDLT for homes in England and Northern Ireland
• LBTT Calculator ScotlandLBTT, first-time buyer relief and ADS
• UK Mortgage CalculatorMonthly repayments on your mortgage

Sources

• Welsh Government: Land Transaction Tax rates and bands · main and higher residential rates
• Welsh Government: Higher rates of Land Transaction Tax overview · £40,000 rule, 3-year refund
• Welsh Government: Pay Land Transaction Tax · 30 days
• Welsh Government: Calculation of LTT payable, technical guidance
• ICAEW: Draft Welsh Budget 2026-27 and land transaction tax · no change to thresholds