LTT Calculator Wales 2026/27
Calculate Land Transaction Tax (LTT) for residential property purchases in Wales, administered by the Welsh Revenue Authority (WRA). Includes higher rates for additional dwellings. Note: Wales has no first-time buyer LTT relief for 2026/27.
Enter the purchase price to see the duty
Your stamp duty total and a band-by-band breakdown will appear here.
How LTT works in Wales
Land Transaction Tax replaced Stamp Duty Land Tax in Wales in April 2018. It is collected by the Welsh Revenue Authority (WRA) under the Land Transaction Tax and Anti-avoidance of Devolved Taxes (Wales) Act 2017. One key advantage of LTT for typical buyers is the higher nil-rate threshold of £225,000 — meaning buyers of properties below that value pay no tax at all, compared to £125,000 under SDLT. However, Wales has abolished its first-time buyer relief, so all buyers use the same rate table.
Buyers of additional properties face a standalone higher-rate table that completely replaces the standard table. The higher rates start at 5% from pound one (no nil-rate band), making Wales potentially more costly for second-home and buy-to-let buyers compared to England’s banded surcharge approach, particularly at lower price points.
Frequently asked questions
- What are the LTT rates in Wales for 2026/27?
- Land Transaction Tax (LTT) is administered by the Welsh Revenue Authority (WRA). The 2026/27 standard bands for residential property are: 0% on the first £225,000; 6% on £225,001–£400,000; 7.5% on £400,001–£750,000; 10% on £750,001–£1,500,000; and 12% above £1,500,000. These rates were frozen in the Welsh Budget 2026-27.
- Is there first-time buyer relief for LTT in Wales?
- No. Wales abolished its first-time buyer LTT relief in 2022 and has not reinstated it for 2026/27. First-time buyers in Wales pay the same standard LTT rates as all other buyers. This differs from England (SDLT FTB relief to £300,000, cliff at £500,000) and Scotland (LBTT nil-rate to £175,000 for FTBs).
- What are the LTT higher rates for additional properties in Wales?
- Wales uses a standalone higher-rate table for buyers who will own additional dwellings and pay at least £40,000. The higher rates completely replace the standard table: 5% on the first £180,000; 8.5% on £180,001–£250,000; 10% on £250,001–£400,000; 12.5% on £400,001–£750,000; 15% on £750,001–£1,500,000; 17% above £1,500,000. Unlike SDLT's approach (adding 5pp per band) or LBTT's ADS (flat 8%), LTT higher rates are a completely separate rate schedule.
- How does LTT in Wales compare to SDLT in England?
- LTT and SDLT share the same banded progressive structure but differ in their thresholds and rates. Wales has a higher nil-rate threshold (£225,000 vs £125,000 SDLT), making it more favourable for lower-value properties. However Welsh mid-band rates (6% from £225,001) are above equivalent SDLT rates. Wales has no first-time buyer relief and no non-resident surcharge equivalent. The higher-rate tables are structured differently.
- When do I need to file an LTT return?
- An LTT return must be submitted to the Welsh Revenue Authority (WRA) within 30 days of completion. Payment is due at the same time. The WRA operates its own online service (myLTT) separate from HMRC. A return is required even for nil-rate transactions. Your conveyancer will usually handle the return and payment on your behalf.