Land Transaction Tax (LTT) Calculator — Wales
Enter the purchase price of a property in Wales to see the LTT due, for a main home or an additional property — with the full band-by-band breakdown.
How it works
LTT is Wales’s replacement for stamp duty and is charged in slices: nothing up to £225,000, 6% from £225,001 to £400,000, 7.5% to £750,000, 10% to £1.5m and 12% above. A £350,000 main home costs £125,000 × 6% = £7,500.
Wales has NO first-time buyer relief — unlike England and Scotland. The relatively high £225,000 nil band is the Welsh Government’s stated alternative, since it already covers a typical first home in most of Wales.
Additional properties (second homes, buy-to-lets) use a separate, higher table charged from the first pound: 5% up to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5m and 17% above — rates in force since 11 December 2024. The higher rates paid can be refunded if you sell your former main home within 3 years.
FAQ
How much is LTT on a £300,000 house in Wales?
For a main residence: £4,500 — nothing on the first £225,000, then 6% on the remaining £75,000. If it is a second home or buy-to-let, the higher rates apply from the first pound: 5% on £180,000 + 8.5% on £70,000 + 10% on £50,000 = £19,950. The gap between the two figures is why establishing that a purchase replaces your main residence matters so much.
Is there first-time buyer relief in Wales?
No. Wales is the only UK nation without a dedicated first-time buyer relief. The Welsh Government points to the £225,000 starting threshold, which is higher than England’s £125,000 standard nil band and above the average Welsh house price — so most Welsh first-time buyers pay no LTT anyway. Buyers of more expensive homes get no special treatment for being first-timers.
When do the higher rates apply, and can I get them refunded?
Higher rates apply when you buy a residential property in Wales and already own another dwelling anywhere in the world (worth £40,000+), unless the new purchase replaces your main residence. If you buy before selling your old main home you pay the higher rates up front, then reclaim the difference from the Welsh Revenue Authority if the old home is sold within 3 years of completion.