Wales Land Transaction Tax (LTT) Calculator
Land Transaction Tax on a Welsh purchase at the current Welsh Revenue Authority rates: main residential rates, the higher rates for second homes, buy-to-lets and companies, the refund when you replace your main home, non-residential and mixed property, lease rent and past rates by date, band by band, with the 30-day deadline and an England and Scotland comparison.
How it works
Main residential rates (from 10 Oct 2022): 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m, 12% above · higher residential rates (from 11 Dec 2024, additional properties and companies, £40,000+): 5% to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5m, 17% above · non-residential: 0% to £225,000, 1% to £250,000, 5% to £1m, 6% above · lease rent NPV: 0% to £225,000, 1% to £2m, 2% above
Wales has run its own Land Transaction Tax, collected by the Welsh Revenue Authority, since 1 April 2018. It is a slice tax: each part of the price is taxed at its band’s rate, so crossing a threshold only affects the pounds above it. The main residential rates have been unchanged since 10 October 2022 and were confirmed again for 2026-27. Their £225,000 nil-rate band is the highest in the UK, and there is no separate first-time buyer relief. Additional properties, buy-to-lets, second homes and any dwelling bought by a company pay the higher residential rates instead, a separate schedule that starts at 5% from the first pound and was raised by one percentage point on 11 December 2024. They apply only to dwellings of £40,000 or more. If the new home replaces your main residence but the old one is not sold yet, you pay the higher rates and can claim the difference back if you sell within 3 years. Non-residential and mixed property, such as a shop with a flat above, has its own lower schedule, and a new commercial lease also pays tax on the net present value of the rent. Pick an earlier effective date to use the rates in force at the time. The return and payment are due within 30 days of the effective date. The comparison table shows what the same purchase would cost under SDLT in England and Northern Ireland and LBTT in Scotland.
Worked example
£280,000 main residence: nothing on the first £225,000 and 6% on £55,000, so £3,300 (1.18% effective). As an additional property: 5% on £180,000 + 8.5% on £70,000 + 10% on £30,000 = £17,950, which is £14,650 more. If it replaces a main home you have not sold yet, that £14,650 is refunded when the old home sells within 3 years. The same home costs £4,000 SDLT in England, or £3,600 LBTT in Scotland.
Sources: Welsh Government — Land Transaction Tax rates and bands · Welsh Government — Higher rates of Land Transaction Tax · Welsh Government — Claim a refund of the higher rates · Written Statement: Draft Budget 2026-27, Welsh Taxes · Welsh Revenue Authority — LTT calculator
Frequently asked questions
Is there a first-time buyer discount?
No. Wales chose a high nil-rate band of £225,000 for everyone instead, so most first homes pay nothing anyway. Above that, first-time buyers pay the same main residential rates as home movers.
When do the higher rates apply?
When you buy a residential property of £40,000 or more and you, your spouse or civil partner, or a joint buyer will own another residential property worth £40,000 or more at the end of the day of purchase. Companies pay them on any dwelling of £40,000 or more. Choose Additional property or Company to see the figure.
Can I get the higher rates back?
Yes, if the new home replaces your main residence and you sell the old one within 3 years of buying. The refund is the difference between the higher and main rates. Turn on the replacement option to see the amount and the sale deadline.
What about mixed-use or commercial property?
Non-residential rates apply: 0% to £225,000, 1% to £250,000, 5% to £1m and 6% above. A new lease also pays 1% on rent NPV between £225,000 and £2m and 2% above. Choose Non-residential in More options.
When must LTT be paid?
The return must be filed and the tax paid to the Welsh Revenue Authority within 30 days of the effective date, which is usually completion. Your solicitor normally does this.
Did LTT rates change for 2026-27?
No. The Welsh Government kept the residential and non-residential rates and thresholds unchanged for 2026-27. The main rates date from 10 October 2022 and the higher rates from 11 December 2024.
Related calculators
Uses Welsh Revenue Authority LTT rates by effective date (main residential rates since 10 October 2022, higher residential rates since 11 December 2024, non-residential and lease rates since 22 December 2020), unchanged for 2026-27 as of October 2026. Rates can change at any Welsh Budget. Check the WRA calculator before you complete. Educational estimate, not tax advice.