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Wales LTT Calculator (2026/27)
Work out the Land Transaction Tax you'll pay in Wales — for a main home or an additional property. Wales has no first-time buyer relief but the UK's highest nil-rate band. Figures update as you type.
LTT you'll pay
| Band | Rate | Tax |
|---|
How Land Transaction Tax works
Wales replaced stamp duty with LTT in April 2018. It is collected by the Welsh Revenue Authority, and it has the highest nil-rate band of the three UK systems at £225,000 — but no first-time buyer relief at all, which is the trade-off.
Like the other two, LTT is marginal: each rate applies only to the slice of price inside its band.
Main residential rates (2026/27)
| Portion of price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1.5m | 10% |
| Above £1.5m | 12% |
Why there is no first-time buyer relief
Wales deliberately chose a higher universal nil-rate band instead of a targeted first-time buyer scheme. At £225,000 the threshold already sits above the Welsh median house price, so most first purchases pay nothing regardless — which is why a separate relief was judged unnecessary. Buyers moving from England often expect one and are surprised to find it does not exist.
Higher rates for additional properties
Wales does not bolt a flat surcharge onto the main rates. It uses a separate, steeper schedule that starts from the first pound — so there is no tax-free band at all on a second home:
| Portion of price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 – £250,000 | 8.5% |
| £250,001 – £400,000 | 10% |
| £400,001 – £750,000 | 12.5% |
| £750,001 – £1.5m | 15% |
| Above £1.5m | 17% |
These higher rates have applied since 11 December 2024.
Worked examples
| Portion of price | Rate |
|---|---|
| £225,000, main residence | £0 |
| £250,000, main residence | £1,500 |
| £300,000, main residence | £4,500 |
| £250,000, additional property | £14,950 |
The practical points
- LTT is administered by the Welsh Revenue Authority; the return is normally filed by your conveyancer.
- The £225,000 nil band makes Wales the cheapest of the three systems for a typical first purchase, despite having no dedicated relief.
- The higher-rate schedule taxing from the first pound makes Welsh second homes expensive at the lower end relative to England.
Frequently asked questions
How is Land Transaction Tax calculated in Wales?
LTT is marginal (2026/27 main rates): 0% up to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m and 12% above. Each rate applies only to the slice of price within its band.
Is there first-time buyer relief in Wales?
No. Wales has no first-time buyer relief, but the £225,000 nil-rate band is the highest in the UK, so many first homes pay no LTT anyway.
What are the higher rates for second homes in Wales?
Additional properties use a separate, steeper banded scale (5% to 17%, raised 1% on 11 December 2024), not a flat surcharge.
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