LTT Calculator
Work out how much Land Transaction Tax you’ll pay on a property in Wales, including the higher residential rates for second homes and buy-to-let purchases.
How Much Land Transaction Tax Will You Pay?
Enter the purchase price of the property below. The calculator updates instantly using the current Welsh Revenue Authority bands, and shows a breakdown of how much tax applies at each band.
Your LTT Estimate
Updates automatically as you change the form
How Land Transaction Tax Is Calculated
LTT is a banded tax, similar to how income tax works, so different portions of the purchase price are taxed at different rates rather than one flat rate applying to the whole amount.
Check Which Rates Apply
Main residential rates apply if this is your only property. If you’ll own more than one residential property afterwards, the higher residential rates usually apply instead.
Split the Price Into Bands
The purchase price is divided into portions that fall within each tax band, from the nil-rate band upwards, using the thresholds set by the Welsh Government.
Apply Each Band’s Rate
Every portion is taxed at its own band’s rate — for example, the first £225,000 of a main-rate purchase is tax-free, and only the amount above that is taxed.
Add the Bands Together
The tax due at each band is added together to give the total LTT payable, which is due within 30 days of completion.
Main vs Higher Residential LTT Rates
Current Welsh Revenue Authority bands for residential property, used by this calculator.
| Price Band | Main Residential Rate | Higher Residential Rate |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 – £225,000 | 0% | 8.5% |
| £225,001 – £250,000 | 6% | 8.5% |
| £250,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 12.5% |
| £750,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
LTT FAQ
Answers to the questions buyers ask most often about Land Transaction Tax in Wales.
Land Transaction Tax is the tax paid when buying property or land in Wales above a set price threshold. It replaced Stamp Duty Land Tax in Wales from 1 April 2018 and is collected by the Welsh Revenue Authority rather than HMRC.
LTT and Stamp Duty Land Tax (SDLT) work in a similar banded way, but Wales sets its own thresholds and rates through the Welsh Government rather than following the rules used in England and Northern Ireland. The nil-rate threshold and the rates applied at each band can differ from those used for SDLT.
Yes, buying an additional residential property, such as a second home or buy-to-let, in Wales usually means paying the higher residential rates of LTT on the whole purchase price, on top of the main rates. A refund may be available if you sell your previous main residence within three years of the purchase.
You must file an LTT return and pay any tax due within 30 days of the effective date of the transaction, which is usually the completion date. Your solicitor or conveyancer normally handles this on your behalf as part of the purchase process.