LTT calculator for Wales
This LTT calculator works out the Land Transaction Tax you pay when you buy a home in Wales – the Welsh replacement for stamp duty. Enter the price, choose the main residential rates or the higher rates for an additional property, and see the tax on each slice of the price.
Example: Purchase price 300,000 £ · Which rates apply: main residential rates (your home, including first-time buyers) → Land Transaction Tax to pay: £4,500.00. Source: Welsh Government – Land Transaction Tax rates and bands (main residential rates from 10 October 2022, higher residential rates from 11 December 2024). Updated: .
How it is calculated
At the main residential rates, LTT is 0% on the first £225,000 of the price, 6% on the part up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million and 12% above. A £300,000 home costs 6% of £75,000 – £4,500.
How to use the LTT calculator
- Enter the price you agreed for the property.
- Choose the main rates for the home you live in, or the higher rates if you will own more than one home or are buying as a company.
- Read the total and the table, which shows how much of the price falls into each band.
Land Transaction Tax rates for residential property
| Part of the price | Main rates (from 10 October 2022) |
|---|---|
| up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| over £1.5 million | 12% |
| Part of the price | Higher rates (from 11 December 2024) |
|---|---|
| up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1.5 million | 15% |
| over £1.5 million | 17% |
Worked examples
- £225,000, main rates: £0.
- £300,000, main rates: 6% of £75,000 = £4,500.
- £450,000, main rates: 6% of £175,000 (£10,500) + 7.5% of £50,000 (£3,750) = £14,250.
- £300,000, higher rates: 5% of £180,000 (£9,000) + 8.5% of £70,000 (£5,950) + 10% of £50,000 (£5,000) = £19,950.
Main rates or higher rates?
The higher rates generally apply when you will own more than one home after the purchase and are not replacing your main residence, and to most purchases by companies. They do not apply to a dwelling bought for less than £40,000. The rules have exceptions, so if you are unsure, let your conveyancer check them before the return goes to the Welsh Revenue Authority.
Buying in England or Northern Ireland? Use the stamp duty calculator. In Scotland it is the LBTT calculator. The mortgage calculator shows what the loan costs per month.
Frequently asked questions
How much LTT will I pay on a £250,000 house in Wales?
£1,500 at the main rates (6% of the £25,000 above £225,000). At the higher rates it is £14,950.
Do first-time buyers pay LTT in Wales?
Wales has no separate first-time buyer relief, but the main nil-rate band is £225,000, so many first homes pay little or no LTT. First-time buyers use the main rates.
How much LTT on a £400,000 house?
£10,500 at the main rates: 6% of the £175,000 between £225,000 and £400,000.
What are the higher rates of LTT?
Since 11 December 2024: 5% up to £180,000, 8.5% up to £250,000, 10% up to £400,000, 12.5% up to £750,000, 15% up to £1.5 million and 17% above – charged from the first pound, for prices of £40,000 or more.
Is LTT the same as stamp duty?
It replaced Stamp Duty Land Tax in Wales and has its own bands. England and Northern Ireland use SDLT, Scotland uses LBTT.
Who pays LTT and when?
The buyer. The return and payment are usually handled by your solicitor or conveyancer through the Welsh Revenue Authority.
Sources and legal basis
As of: · Editorial policy
Related tools
- Stamp duty calculator (SDLT) for England and Northern IrelandStamp duty calculator for England and Northern Ireland: SDLT on a home, first-time buyer relief, second homes (+5%) and non-UK buyers (+2%), band by band.
- LBTT calculator for ScotlandLBTT calculator for Scotland: Land and Buildings Transaction Tax on a home, first-time buyer relief and the 8% Additional Dwelling Supplement, band by band.
- Mortgage calculatorMortgage calculator: monthly payment with taxes, insurance, PMI and HOA from home price, down payment and rate – extra payments, 15 vs 30 years, amortization.
- How Much House Can I Afford?How much house can I afford? Enter income, down payment, interest rate and term to see the home price you can reach – with a comparison at other interest rates.
- Rent vs Buy CalculatorRent vs buy calculator: compare your wealth after 10, 20 or 30 years with closing costs, mortgage rate, upkeep, home appreciation and investment return.
- Loan calculatorLoan calculator for monthly payment, total interest and payoff time on personal, car or home loans – with extra payments and an amortization schedule.
- VA Disability Calculator (Combined Rating)VA disability calculator: enter your individual ratings to get the combined rating under 38 CFR 4.25 with the bilateral factor, every step and the monthly rate.
- Roth IRA Calculator for 2026Roth IRA calculator for 2026: enter filing status, income and age to see how much you may contribute after the phase-out and how the balance could grow.
- Student loan calculatorStudent loan calculator: monthly payment, interest that builds up during the grace period and total cost over any repayment term, with 2026-27 federal rates.