Land Transaction Tax Calculator for Wales

Estimate Land Transaction Tax on a residential purchase in Wales. Choose a main home or an additional property to apply the relevant Welsh residential bands.

How Land Transaction Tax works

LTT is the Welsh property transaction tax and is administered by the Welsh Revenue Authority. The purchase price is divided into bands, with the rate for each band applied only to that portion of the price.

First-time buyers in Wales

Wales does not have a separate first-time buyer LTT relief. First-time buyers use the same main residential rates and £225,000 nil-rate threshold as other qualifying main-home purchasers.

Higher residential rates

Higher LTT rates may apply when the buyer already owns another residential property, including many second-home and buy-to-let purchases. Replacing a main residence can affect whether the higher rates apply.

Worked examples

Main home bought for £300,000

The first £225,000 is taxed at 0% and the remaining £75,000 at 6%. The estimated LTT is £4,500.

Additional property bought for £260,000

The first £180,000 is taxed at 5%, the next £70,000 at 8.5%, and the final £10,000 at 10%. The estimated LTT is £15,950.

How we calculate this

The calculator applies the Welsh main residential rates effective from 10 October 2022.

Higher residential rates effective from 11 December 2024 are used for additional properties.

No separate first-time buyer relief is applied because Wales does not provide one.

Official sources

FAQs

What does LTT stand for?

LTT means Land Transaction Tax. It replaced SDLT for Welsh property transactions in April 2018.

Do first-time buyers receive LTT relief?

No separate first-time buyer relief applies in Wales. The standard main residential rates apply.

When is LTT paid?

A return and payment are generally due to the Welsh Revenue Authority within 30 days of the effective transaction date.

Which tax applies near the England-Wales border?

The location of the property determines the tax. Property in Wales uses LTT, while property in England uses SDLT.

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Buying builds equity and can lower housing costs later in life, but it comes with a large deposit, transaction costs and maintenance responsibility. Renting does not build ownership, but it can be financially sensible when your plans, job or location are still uncertain.

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