Updated to 11 December 2024 LTT rates
Welsh LTT Calculator
Calculate Welsh Land Transaction Tax on residential property purchases, including the separate higher-residential rates that apply to second homes and buy-to-let.
- Purchase price (98.8%)
- LTT (1.2%)
LTT adds about 1.2% on top of the purchase price.
| Purchase price | £280,000 |
|---|---|
| Standard: Nil rate | |
| £225,000 at 0.0% | £0 |
| Standard: 6.0% band | |
| £55,000 at 6.0% | £3,300 |
| Total LTT | £3,300 |
| Total cash required | £283,300 |
Information
Land Transaction Tax (LTT) is the tax you pay when you buy property or land in Wales. It replaced UK Stamp Duty Land Tax in Wales on 1 April 2018, administered by the Welsh Revenue Authority. Like SDLT and LBTT, LTT is a tiered slice tax: each slice of the purchase price falls into a band with its own rate, and the rates stack as the price climbs.
What's modelled. Main residential bands (0% to £225k, 6% to £400k, 7.5% to £750k, 10% to £1.5m, 12% above, current as of the 2022-10-10 slice), the separate higher-residential band table for additional-property purchases, and the date-dependent rate changes since the 2018 launch.
£225k universal nil-rate band, no FTB carve-out. Wales chose to set the highest universal nil-rate band in the UK (£225,000 since 10 October 2022) rather than offer a separate first-time-buyer relief. An FTB and a non-FTB buying the same £250k home in Wales pay the same LTT. This is structurally different from England (£300k FTB nil-band with a £500k cap) and Scotland (£175k FTB nil-band, no cap).
Higher residential rates: a separate band table. Additional-property purchases (buy-to-let, second homes, corporate buyers) use a fully separate higher-rates band schedule, NOT a per-band surcharge added to the main rates like SDLT, and NOT a flat supplement on top like LBTT. Each higher-rates band has its own rate, independently legislated. The Welsh Budget 2024 raised every higher-rates band by 1pp effective 11 December 2024.
No special corporate rate. Limited companies and other non-natural persons pay the higher residential rates by default, the same as any additional-property buyer. Wales has no equivalent of England's flat 17%/15% corporate rate.
What's not. England and Northern Ireland have SDLT; Scotland has LBTT. Use the region pills above to switch. Mixed-use / commercial property has a different rate schedule and is out of scope for this calc.
FAQ
- Is there a first-time-buyer relief in Wales?
No. Wales chose to set the highest universal nil-rate band in the UK (£225,000) instead of a separate FTB carve-out. An FTB and a non-FTB buying the same £250,000 home in Wales pay the same LTT. England (£300k FTB nil-band with a £500k cap) and Scotland (£175k FTB nil-band, no cap) handle the FTB case via dedicated relief.
- I'm buying through a limited company: is there a special Welsh rate?
No. Companies and other non-natural persons pay the higher residential rates by default, the same as any additional-property buyer. Wales has no equivalent of England's flat 17%/15% corporate rate or Scotland's flat ADS.
- How do the higher residential rates work?
They're a fully separate band table for additional-property purchases. Each band has its own rate (currently 5% / 8.5% / 10% / 12.5% / 15% / 17% across the bands). It's NOT 'standard rates + Δ'; the rates are independently legislated. The Welsh Budget 2024 raised every higher-rates band by 1pp effective 11 December 2024.
- Do I pay LTT in England or Scotland?
No. England and Northern Ireland have Stamp Duty Land Tax (SDLT); Scotland has Land and Buildings Transaction Tax (LBTT). Use the region selector at the top of this page to switch between them.
Recent changes
-
Welsh Budget 2024: higher residential rates raised by 1 percentage point across every band. Main residential rates unchanged.
-
Main residential nil-rate band permanently raised from £180,000 to £225,000 (continuing the holiday-era level above the original launch threshold). Higher rates table unchanged.
-
Pandemic-era stamp-duty holiday raised the main residential nil-rate band to £250,000 temporarily. Higher rates table also shifted.
-
Land Transaction Tax replaces UK Stamp Duty Land Tax in Wales. Initial main residential bands established with a £180,000 nil-rate; higher residential rates introduced as a separate band table from day one. Administered by the Welsh Revenue Authority.
Sources
- Land Transaction Tax: rates and bands (Welsh Government)
- Higher residential rates of Land Transaction Tax (Welsh Government)
Disclaimer
Not financial or legal advice. Figures are computed from the legislative tables published by the Welsh Revenue Authority and do not account for personal circumstances such as refund eligibility (replacement-of-main-residence within 3 years), multiple-dwellings relief, or mixed-use property. Consult a Welsh conveyancer for the authoritative figure on your specific purchase.
