Wales LTT Calculator (2026/27)
Land Transaction Tax (LTT) is Wales’s devolved property transaction tax, administered by the Welsh Revenue Authority (WRA). For standard main residential purchases in 2026/27, the nil-rate threshold is £225,000. Buying a £300,000 home in Wales incurs £4,500.00 in LTT (6% on £75,000 between £225k and £400k). Higher residential rates for additional dwellings incur £19,950.00 on the same £300,000 property.
Key 2026/27 Statutory Facts
- Main residential LTT rates: £0–£225k (0%), £225,001–£400k (6%), £400,001–£750k (7.5%), £750,001–£1.5m (10%), over £1.5m (12%). [Source: GOV.UK]
- Wales has a high £225,000 nil-rate threshold for all main home buyers, but does NOT offer a separate first-time buyer relief. [Source: GOV.UK]
- Higher residential rates apply to additional properties: 5% up to £180k, 8.5% on £180k–£250k, 10% on £250k–£400k, 12.5% on £400k–£750k, 15% on £750k–£1.5m, 17% over £1.5m. [Source: GOV.UK]
- LTT applies exclusively to land and property transactions located in Wales (administered by the Welsh Revenue Authority). [Source: GOV.UK]
How Welsh Land Transaction Tax (LTT) is Calculated
Land Transaction Tax (LTT) replaced Stamp Duty in Wales under the Land Transaction Tax and Anti-avoidance of Devolved Taxes (Wales) Act 2017, administered by the Welsh Revenue Authority (WRA). It applies progressively across tiered bands:
| Property Price Slice | Main Residential Rate | Higher Residential Rate (Additional) |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 to £225,000 | 0% | 8.5% |
| £225,001 to £250,000 | 6% | 8.5% |
| £250,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Official LTT Worked Examples
- £200,000 Main Residence: Under the £225,000 nil-rate threshold = £0.00. (Note: Wales has no separate first-time buyer discount because all main residences pay 0% up to £225,000).
- £300,000 Main Residence: £0 on £0–£225k + 6% on £75,000 (£225k–£300k = £4,500.00) = £0.00.
- £300,000 Additional Residential Property: 5% on £180k (£9,000.00) + 8.5% on £70k (£180k–£250k = £5,950.00) + 10% on £50k (£250k–£300k = £5,000.00) = £0.00.
Official Reference: Welsh Revenue Authority (WRA) Land Transaction Tax Guidance and Rates.
Methodology & Assumptions
Our 2026/27 calculations strictly apply primary legislation published by HM Revenue & Customs. Specific assumptions include:
- Calculations reflect the 2026/27 tax year (6 April 2026 to 5 April 2027).
- Standard tax codes 1257L (England, Wales, NI) and S1257L (Scotland) are assumed unless adjusted.
- Class 1 National Insurance thresholds are annualized; in actual UK payroll, NI is assessed on a non-cumulative pay-period basis.
- Special allowances such as Blind Person’s Allowance (£3,070) or Marriage Allowance (£1,260) are excluded from baseline calculations unless selected.
Frequently Asked Questions (2026/27)
Is LTT the same as Stamp Duty?
No. Land Transaction Tax (LTT) replaced Stamp Duty Land Tax (SDLT) in Wales in April 2018. It is governed by Welsh legislation and collected by the Welsh Revenue Authority (WRA), featuring distinct tax bands and a £225,000 nil-rate threshold.
How is LTT calculated in Wales?
LTT is calculated progressively on each portion of your property price. For main residential homes in 2026/27: 0% on the first £225,000, 6% on the portion between £225,001 and £400,000, 7.5% between £400,001 and £750,000, 10% between £750,001 and £1.5m, and 12% over £1.5m.
How much LTT do I pay on a £300,000 house in Wales?
On a £300,000 main residential home in Wales, you pay £4,500.00 in LTT (£0 on the first £225k, and 6% on the remaining £75k). If purchasing as an additional residential property or buy-to-let, the tax is £19,950.00 (5% on £180k, 8.5% on £70k, and 10% on £50k).
How much LTT do I pay on a £200,000 property in Wales?
On a £200,000 main residence in Wales, you pay £0.00 in LTT because the purchase price is entirely below the £225,000 nil-rate threshold. If purchasing as an additional dwelling or buy-to-let, higher residential rates apply, producing £10,700.00 in LTT.
What is the Land Transaction Tax rate for buying a second home in Wales?
Higher residential rates in Wales are progressive and apply to second homes, buy-to-lets, and corporate acquisitions: 5% on £0–£180k, 8.5% on £180k–£250k, 10% on £250k–£400k, 12.5% on £400k–£750k, 15% on £750k–£1.5m, and 17% above £1.5m.
Do first-time buyers pay Stamp Duty / LTT in Wales?
Wales does not offer a specific first-time buyer discount. Instead, all buyers purchasing a main residential home benefit from a generous £225,000 nil-rate threshold, meaning zero LTT is payable on any home costing £225,000 or less.
Are there LTT exemptions in Wales?
Yes. Complete LTT exemptions apply to property transfers resulting from divorce or civil partnership dissolution, transfers under a will or intestacy, gifts where no chargeable consideration is given, and qualifying acquisitions by registered charities.
Who pays LTT in Wales and when is it due?
The property buyer is legally responsible for paying LTT. Your conveyancer or solicitor calculates the tax and submits an electronic return with payment to the Welsh Revenue Authority (WRA) within 30 days of completion.
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