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Wales Land Transaction Tax Calculator 2026 — LTT

Calculate how much Land Transaction Tax (LTT) you will pay on any property purchase in Wales. Covers standard residential purchases, additional properties (buy-to-let and second homes), and non-residential or mixed-use transactions. Updated for the December 2024 higher residential rate changes. Wales LTT is administered by the Welsh Revenue Authority — not HMRC — and uses different rates and thresholds to England's stamp duty.

Wales Land Transaction Tax Calculator 2026 — LTTFree · No signup
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No first-time buyer relief in Wales. All buyers pay the same standard LTT rates. However, the £225,000 nil-rate threshold means most purchases at or below that price attract no LTT at all.

About This Calculator

Wales Land Transaction Tax Calculator 2026 — LTT is designed specifically for UK businesses and individuals. All calculations use current 2025/26 rates and follow HMRC guidelines.

Completely free with no signup required. Results are instant and calculated in your browser — no data is sent to our servers. For significant financial decisions, consult a qualified UK accountant or financial adviser.

How to use this calculator

  1. 1Enter the property purchase price in pounds. LTT applies to all land and property transactions in Wales, from residential homes to commercial sites.
  2. 2Select your purchase type: Standard purchase (main home), Additional property / Buy-to-let, or Non-residential / Mixed-use. The rate table changes significantly depending on which applies — second homes and buy-to-let properties use a separate set of bands starting at 5% from the first pound.
  3. 3The calculator shows your total LTT liability, effective rate, and a full band-by-band breakdown. LTT must be filed with the Welsh Revenue Authority (WRA) and paid within 30 days of completion. Your solicitor normally handles this.

Use alongside

Pair this tool with our other free calculators: UK Stamp Duty Calculator 2025 — SDLT Land Tax, UK Mortgage Affordability Calculator — How Much Can I Borrow?, Mortgage Overpayment Calculator UK — See How Much You Save, Rent Affordability Calculator.

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Rates and thresholds sourced from HMRC and GOV.UK. Updated for the 2025/26 tax year.

Also known as

wales ltt calculatorland transaction tax calculatorland transaction tax waleswales stamp duty calculatorltt calculator 2026wales property tax calculator

Frequently Asked Questions

Standard residential LTT rates from 10 October 2022: 0% up to £225,000, 6% on £225,001–£400,000, 7.5% on £400,001–£750,000, 10% on £750,001–£1.5m, and 12% above £1.5m. These rates are unchanged for 2026/27.

On a standard £300,000 purchase in Wales, you pay £4,500 in LTT: 0% on the first £225,000 (£0) and 6% on the remaining £75,000 (£4,500). There is no first-time buyer relief in Wales — all buyers pay the same standard rates.

No. Wales does not offer first-time buyer relief on LTT. All residential buyers pay the same standard rates regardless of whether it is their first property. The higher nil-rate threshold of £225,000 means many first-time buyers pay nothing, but above that threshold no relief applies.

From 11 December 2024, Wales uses separate higher residential rate bands for additional property purchases — not a flat surcharge. Rates are: 5% up to £180,000, 8.5% on £180,001–£250,000, 10% on £250,001–£400,000, 12.5% on £400,001–£750,000, 15% on £750,001–£1.5m, and 17% above £1.5m. Every pound is taxed from £0 — there is no nil-rate band.

Wales LTT and England SDLT are separate taxes with different rates, thresholds, and administering bodies. Wales: 0% up to £225,000, no first-time buyer relief, 30-day filing deadline, administered by the Welsh Revenue Authority. England: 0% up to £125,000, first-time buyer relief up to £500,000, 14-day filing deadline, administered by HMRC.

As a first-time buyer in Wales, you pay the standard LTT rates — there is no special relief. If you buy at or below £225,000, you pay nothing. Above that, 6% applies on the amount above £225,000. For example, a £280,000 first home in Wales costs £3,300 in LTT, while the same purchase in England would cost a first-time buyer £0 (under the £300,000 FTB threshold).

Yes. If you paid higher LTT rates because you owned another property at completion, and you sell that previous main residence within 36 months, you can reclaim the difference. File an amended return with the Welsh Revenue Authority within 12 months of the sale.

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Last updated: 25 May 2026 · Rates for 2025/26 tax year