LTT Calculator guide
LTT Calculator: Land Transaction Tax in Wales
Use our LTT calculator to work out Land Transaction Tax in Wales, with main residential rates, higher rates for additional homes and non-residential rates.
By the AllCalculator editorial teamUpdated 16 October 20262 min read
In Wales, property buyers pay Land Transaction Tax (LTT) to the Welsh Revenue Authority instead of stamp duty. Our LTT Calculator works out how much you'll pay.
How to use the calculator (LTT Calculator)
- Enter the purchase price.
- Choose residential or non-residential or mixed-use.
- For homes, choose the buyer: moving home, first-time buyer, additional property or company.
- For a new commercial lease, enter the rent and lease length.
LTT main residential rates
| Portion of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
There's no separate first-time buyer relief in Wales, but the £225,000 starting threshold means many first homes pay nothing.
Higher residential rates
Second homes, buy-to-let and homes bought by companies use the higher rates, if the price is £40,000 or more:
| Portion of the price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1.5 million | 15% |
| Over £1.5 million | 17% |
If you're replacing your main home, you can usually reclaim the extra if you sell your old home within 3 years.
Non-residential LTT
| Portion of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £250,000 | 1% |
| £250,001 to £1 million | 5% |
| Over £1 million | 6% |
New commercial leases pay 1% on the net present value of the rent from £225,001 to £2 million, and 2% above that.
A worked example
With the calculator's default settings, a £300,000 home in Wales costs 6% on the £75,000 above £225,000: £4,500 in LTT. As an additional property, it would be £19,950.
Frequently asked questions
When do I pay LTT?
Within 30 days of completion. Your solicitor usually files the return and pays for you.
Is LTT the same as stamp duty?
It does the same job, but the rates and reliefs are set by the Welsh Government.
For England, Northern Ireland and Scotland, use our main UK Stamp Duty Calculator.
Sources and further reading
- Welsh Government: Land Transaction Tax rates and bandsgov.wales
- Welsh Government: Land Transaction Taxgov.wales
Links open official and independent websites in a new tab.
This guide is general information to help you understand your options. It isn't financial, tax, legal or building advice and doesn't take your personal circumstances into account. Figures were checked when the guide was last updated and can change, so confirm anything important with GOV.UK, HMRC, a regulated adviser or a qualified tradesperson.