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Wales LTT Calculator

Estimate Welsh Land Transaction Tax (LTT) for a residential purchase using the current main or higher residential rate bands.

Welsh Residential Rates Main or Higher Rates Second Home or BTL No Separate FTB Rate Band Breakdown Rates from 11 Dec 2024

Property Details

Scenario 1
Purchase Price£
£
Buyer Type
Higher residential rates can apply where an individual already owns one or more dwellings, and generally to companies. Replacing a main residence, joint ownership, trusts and exclusions can change the answer.
Solicitor / Conveyancingeditable estimate
£
Survey / Valuationeditable estimate
£
Scenario 2 — Optional Comparison
Second Purchase Price0 = skip
£
Second Buyer Type
Buyer Type Reference
Type 1 — Main: current Welsh main residential LTT bands, including 0% up to £225,000.
Type 2 — Higher: current Welsh higher residential bands. These are a separate progressive rate schedule, not a flat surcharge added to the main rate.
First-time buyers: Wales has no separate first-time buyer rate in this calculator; a first purchase normally uses the main residential bands.
Band Breakdown
Band Rate Taxable Tax
How this calculator works — formulas & sources
Banded LTT calculation
LTT = Σ (band amount × band rate)
Each rate applies only to the portion inside that band
Effective rate = total LTT ÷ purchase price × 100%
LTT is progressive. Moving into a higher band does not tax the whole purchase price at the higher rate. The calculator rounds the entered consideration down to a whole pound and displays tax to the nearest penny where needed.
Main residential rates
0% to £225,000 · 6% to £400,000
7.5% to £750,000 · 10% to £1.5m
12% above £1.5m
These are the Welsh main residential bands for transactions with an effective date on or after 10 October 2022.
Higher residential rates
5% to £180,000 · 8.5% to £250,000
10% to £400,000 · 12.5% to £750,000
15% to £1.5m · 17% above £1.5m
Higher residential rates are a separate progressive schedule, effective from 11 December 2024. They may apply where an individual already owns a dwelling and generally to company purchases. They are not a flat addition to main-rate LTT. A residential transaction below £40,000 is not chargeable at the higher rates.
Which rate schedule?
Main rate: ordinary residential purchase
Higher rate: qualifying additional dwelling / company purchase
A purchase that replaces a main residence may not be subject to higher rates. Joint purchasers, trusts, beneficial interests, transaction dates and statutory exceptions all matter. First-time buyers have no separate LTT rate in this model.
Scope
Residential purchase estimate only
Main or higher residential rate scenarios
This model excludes non-residential and mixed-use property, linked transactions, multiple dwellings relief, leases, special reliefs, the 2026 Leasing Scheme Wales refund, and transitional cases.
OFFICIAL SOURCES: Welsh Revenue Authority — LTT rates and bands · Welsh Revenue Authority — higher residential rates guidance.

Results — Scenario 1

LTT Due
—
—
⬤ Calculating…
Total Purchase Costs
LTT
—
Effective Rate
—
Solicitor (est.)
£1,800
Survey (est.)
£700
Total On Top of Purchase Price
—
LTT + solicitor + survey
Selected Scenario vs Main-Rate LTT
Selected tax—
Main-rate LTT—
Difference—
Current Rates

Wales LTT Rates 2026

Current Welsh Land Transaction Tax bands for residential purchases. Select the schedule that fits the transaction; the higher rates are not a flat supplement.

Main residential LTT

Progressive rates applied by slice

£0 – £225,0000%
£225,001 – £400,0006%
£400,001 – £750,0007.5%
£750,001 – £1.5m10%
Above £1.5m12%

Higher residential LTT

Current schedule from 11 December 2024

Below £40,0000%
£40,000 – £180,0005%
£180,001 – £250,0008.5%
£250,001 – £400,00010%
£400,001 – £750,00012.5%
£750,001 – £1.5m15%
Above £1.5m17%
How it works

What the numbers mean

LTT is progressive in both schedules. The key decision is whether the main or higher Welsh residential schedule applies to the facts of the purchase.

BANDED TAX
LTT is charged by slice

On a £350,000 main-rate purchase, LTT is £7,500: £0 on the first £225,000 and 6% on the remaining £125,000. Passing a threshold does not make the whole price taxable at the next rate.

HIGHER RATES
A different schedule, not an add-on

On the same £350,000 purchase, higher-rate LTT is £24,950: 5% on the first £180,000, 8.5% on the next £70,000 and 10% on the final £100,000. Do not add these rates to main-rate LTT.

MAIN RESIDENCE
Replacement can change the result

Higher rates may not apply when a buyer is replacing their main residence. The relevant conditions and timing need to be checked against the transaction facts, particularly where an old home is sold after the purchase.

ELIGIBILITY
The calculator estimates tax, not legal status

Existing ownership, joint purchasers, companies, trusts, beneficial interests, linked transactions and statutory exceptions can change the applicable schedule. This is an estimate, not a legal classification tool.

£40,000 THRESHOLD
The higher schedule has a minimum

A residential transaction below £40,000 is not chargeable at the higher residential rates. At £40,000 or more, the higher schedule can apply from the first pound when the buyer and transaction meet its conditions.

RETURN & PAYMENT
The usual deadline is 30 days

A notifiable LTT return and payment are generally due within 30 days beginning with the day after the effective date, which is usually completion. Your solicitor or conveyancer will commonly file and arrange payment.

FAQ

Common questions

What is LTT and who collects it?
Land Transaction Tax (LTT) is the Welsh tax on land and property transactions. It replaced SDLT in Wales in 2018 and is administered by the Welsh Revenue Authority.
When do higher residential rates apply?
They may apply where an individual already owns one or more dwellings, and generally where a company buys residential property. Replacing a main residence, joint purchasers, trusts and statutory exceptions can affect the answer. Check the Welsh Revenue Authority guidance for your facts.
Is higher-rate LTT due below £40,000?
No. A residential transaction with chargeable consideration below £40,000 is not chargeable at the higher residential rates. At £40,000 or more, the relevant higher-rate schedule may apply.
Do first-time buyers get a separate LTT rate?
No separate first-time buyer LTT rate is modelled here. A typical first purchase uses the main residential schedule, which currently has a 0% band up to £225,000. Reliefs or unusual facts still need professional confirmation.
Is LTT the same as SDLT or LBTT?
No. LTT applies to land transactions in Wales. SDLT generally applies in England and Northern Ireland, and LBTT applies in Scotland. Their bands, thresholds and higher-rate rules differ.
What does this calculator not cover?
It does not calculate non-residential or mixed-use transactions, multiple dwellings relief, linked transactions, leases, special reliefs, transitional rules or the new Leasing Scheme Wales higher-rate refund. Those cases need separate review.