Wales LTT calculator (Land Transaction Tax, 2026)
Wales's Land Transaction Tax replaces stamp duty for purchases of Welsh property. Bands and rates differ from England — main 0% goes up to £225,000 (highest in the UK), but there's no first-time buyer relief at all.
Who's buying?
Where in the UK?
Updates as you type · rates verified against HMRC, current 2026
Enter a price to see your stamp duty.
£0 of stamp duty on top of your deposit — a free broker can confirm exactly what you can borrow across the whole market. Free for you, no obligation.
England & NI bands — main residence
HMRC · 2026How the working reads
Indicative — final stamp duty depends on the exact completion date and the tax authority's published rules at that date. Always confirm with your conveyancer. Figures based on rules in force 2026.
Wales's LTT bands (April 2026)
| Slice | Main residential | Higher rates (additional) |
|---|---|---|
| £0 – £180,000 | 0% | 5% |
| £180,000 – £225,000 | 0% | 8.5% |
| £225,000 – £250,000 | 6% | 8.5% |
| £250,000 – £400,000 | 6% | 10% |
| £400,000 – £750,000 | 7.5% | 12.5% |
| £750,000 – £1,500,000 | 10% | 15% |
| £1,500,000+ | 12% | 17% |
Source: Welsh Revenue Authority LTT rates and bands.
The two band structures don't align — main rates have a single 0% band up to £225k, while higher rates step from 5% to 8.5% at £180k, then again at £250k. There is no first-time buyer relief in Wales.
How LTT compares to England SDLT
| Price | England SDLT | Wales LTT | Difference |
|---|---|---|---|
| £150,000 | £500 | £0 | £500 cheaper in Wales |
| £200,000 | £1,500 | £0 | £1,500 cheaper |
| £250,000 | £2,500 | £1,500 | £1,000 cheaper |
| £400,000 | £10,000 | £10,500 | £500 dearer in Wales |
| £500,000 | £15,000 | £18,000 | £3,000 dearer |
| £750,000 | £27,500 | £36,750 | £9,250 dearer |
| £1,000,000 | £43,750 | £61,750 | £18,000 dearer |
Below £400,000, LTT is gentler than SDLT (and much gentler if you're not a first-time buyer in England). Above £400,000, Wales becomes the more expensive nation, and the gap widens at higher price points.
Higher rates — Wales's surcharge structure
Wales's higher rates aren't a flat percentage on top of main rates the way England's 5% surcharge works. Instead, additional-property purchases pay a separate band schedule starting at 5% from £0. Examples:
- £200,000 buy-to-let: 5% × £180,000 + 8.5% × £20,000 = £10,700
- £300,000 second home: 5% × £180,000 + 8.5% × £70,000 + 10% × £50,000 = £19,950
- £500,000 buy-to-let: 5% × £180,000 + 8.5% × £70,000 + 10% × £150,000 + 12.5% × £100,000 = £42,450
Compared to England's flat 5% surcharge, Wales's structure is gentler at the bottom (under £200k) and steeper at the top (over £400k).
Worked examples — typical Welsh purchases
Example 1 — First-time buyer paying £210,000 for a Cardiff terrace. No FTB relief. LTT: 0% × £210,000 = £0. The same £210,000 in England with FTB relief: £0. Wales matches England here despite the missing relief, because the high 0% threshold does the work.
Example 2 — Couple buying a £325,000 semi in Swansea. Main home. LTT: 0% × £225,000 + 6% × £100,000 = £6,000. England equivalent: £6,250. Almost identical.
Example 3 — Buy-to-let investor paying £160,000 for a Newport flat. Higher rates: 5% × £160,000 = £8,000. England equivalent: 5% × £125,000 + 7% × £35,000 = £8,700. Wales is £700 cheaper at this price.
Example 4 — Family upsizing to a £600,000 home in Penarth. Main. LTT: 0 + 6% × £175,000 + 7.5% × £200,000 = 10,500 + 15,000 = £25,500. England equivalent: £20,000. Wales is £5,500 dearer.
Where Offrly fits
Wales's stricter upper bands mean negotiation matters disproportionately on Welsh purchases above £400k. Offrly's AI reads each comparable's photos (garden, condition, layout, finish) and hyperlocal pricing resolves prices to the street rather than the postcode — in about 30 seconds. Free. No email. Works for Cardiff, Swansea, Newport, Wrexham and the rest of Wales.
Other stamp duty calculators: £400,000 · £500,000 · £750,000 · £1m · First-time buyer · Additional property · Buy-to-let · Non-resident · Scotland (LBTT) · Head calculator
Disclaimer: Indicative figures based on Welsh Revenue Authority LTT rules in force April 2026. Not tax advice. Confirm the binding figure with your conveyancer before exchange.
What is LTT and how is it different from SDLT?
LTT (Land Transaction Tax) is Wales's replacement for SDLT, in force since April 2018. Welsh Revenue Authority sets the bands, which have diverged from English SDLT — most notably, Wales's 0% band reaches up to £225,000 (vs England's £125,000) but Wales has NO first-time buyer relief. Source: Welsh Revenue Authority LTT rates and bands.
What are the 2026 LTT bands?
Main residential: 0% up to £225,000, 6% on £225k–£400k, 7.5% on £400k–£750k, 10% on £750k–£1.5m, 12% above £1.5m. Higher rates (additional property): 5% on £0–£180k, 8.5% on £180k–£250k, 10% on £250k–£400k, 12.5% on £400k–£750k, 15% on £750k–£1.5m, 17% above £1.5m.
How much is LTT on a £250,000 home in Wales?
£1,500 for a main-home buyer in 2026 — 0% on the first £225,000 and 6% on the £25,000 above. Effective rate is 0.6%. The same £250,000 purchase in England costs £2,500 — Wales is £1,000 cheaper at this price.
Does Wales have a first-time buyer relief?
No. Wales is the only UK nation with no first-time buyer relief. First-time buyers pay the same LTT as movers. The Welsh Government's view is that the high £225,000 0% threshold benefits first-time buyers indirectly — about 60% of Welsh purchases fall below that line.
Does Wales have a non-resident surcharge?
No. The 2% non-resident surcharge applies in England and Northern Ireland only. A non-UK resident buying in Wales pays the same LTT as a Welsh resident.