Free Land Transaction Tax (LTT) Calculator: Stamp Duty Rates in Wales
In Wales, Stamp Duty is called Land Transaction Tax or LTT for short.
Below we have provided a free land transaction tax calculator for residential properties which includes the latest price bands.
Data updated: April 2025
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our calculators rely on diverse, authoritative datasets including:
We update our calculators regularly to ensure accuracy. Last update: April 2025. All data is presented as provided by our sources without adjustments or amendments.
Free Land Transaction Tax Calculator (LTT)
You must pay LTT if you buy a property or land over a certain price threshold in Wales.
Land Transaction Tax (LTT) Calculator - Wales
For residential properties purchased in Wales.
- Select this if buying your only property (including first-time buyers) OR replacing your main residence (having sold the previous one).
- Uses standard residential rates (effective from 10 Oct 2022).
- 0% LTT on portion up to £225,000.
- Progressive rates apply above this threshold.
- Note: Wales does not have a separate, lower rate relief specifically for first-time buyers below the standard rates.
What Is Land Transaction Tax?
Wales used to have the same Stamp Duty system as England and Northern Ireland but it brought in its own system as of April 2018.
Although the basic concept of Land Transaction Tax is the same as Stamp Duty (it is a tax on buying property) both the way it works, who it applies to and the tax rates are slightly different than in England.
For the average first time buyer in Wales, they may not pay any Land Transaction Tax (stamp duty) when they buy their first home, because the rates are favourable for homeowners of lower priced properties. and don't start until the property price is over £225,000.
This LTT banding in Wales, plus the fact that average property prices in Wales are lower than in England, with many areas in Wales being cheaper and more affordable, means that many buyers of lower priced properties pay little to no tax.
However for second homeowners, buy-to-let investors and overseas buyers, they would be charged the higher rate banding which can get very expensive on the more valuable residential properties.
Main Residential Land Transaction Tax (LTT) Rates in Wales
From the 10th of October 2022 the zero rate threshold was increased from £180,000 to £225,000 and a new LTT rate of 6% was introduced for LTT band £225,000 to £400,000.
| Property or Lease Premium / Transfer Value | SDLT Rate |
|---|---|
| Less than £225,000 | 0% |
| £225,000 up to £400,000 | 6% |
| £400,000 up to £750,000 | 7.5% |
| £750,000 up to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Higher Residential Land Transaction Tax (LTT) Rates in Wales
From the 11th of December 2024 the lower band of £180,000 was maintained for any transactions that clasify as 'Higher residential tax rates' like second homes, buy-to-let and company purchases and the starting rate was increased to 5%, with higher rates for each band thereafter.
| Property or Lease Premium / Transfer Value | SDLT Rate |
|---|---|
| Less than £180,000 | 5% |
| £180,000 up to £250,000 | 8.5% |
| £250,000 up to £400,000 | 10% |
| £400,000 up to £750,000 | 12.5% |
| £750,000 up to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Who Has to Pay and When?
You must pay LTT when you purchase a property (or land) over a certain price threshold in Wales.
There are different rates and bands depending on your situation.
For example first time buyers that are going to be living in the property as their main home will pay the 'main residential' rates.
Property investors, companies, buy-to-let landlords, overseas investors and second home owners will all pay the 'higher residential' rates.
This will be paid when you:
- Buy a freehold property
- Buy a new or existing leasehold
- Are transferred land or property in exchange for payment, for example you take on a mortgage or buy a share in a house.
LTT is a self-assessed tax and it's the responsibility of the tax payer to complete and submit an accurate tax return and pay any tax that is due.
This is typically completed at the conveyancing stage.
When Are You Entitled to an LLT Refund?
In some instances you may have overpaid LTT on your property purchase and be entitled to a refund.
For example if you are a homeowner, purchased a new residential home as your main residence but hadn't at the time completed the sale of your current home, this would leave you with two properties temporarily and an LTT payment to make on your new purchase.
If you then sell your previous home and you are now back to only one residence which is your main home you maybe entitled to a refund depending on how much time has past.
You can check what situations are entitled to refunds on the Welsh Government website here.
If your property is also derelict and unsuitable as a dwelling at the time of purchase you may also be entitled to a refund.
This is helpful when buying empty homes. Many local authorities provide empty home grants including across Wales and parts of England. For property investors looking specifically for empty homes we have created a list of empty home grants for various local authorities. Currently this is for England but we will be expanding these guides to Wales shortly:
England, Northern Ireland and Scotland
Here are the property and land tax calculators (where tax is payable on the purchase or transfer of a residential property) for other countries across the UK.