LTT Calculator Wales
Calculate Land Transaction Tax (LTT) on Welsh property purchases for 2025/26. See the tax by band, compare main vs higher rates for second homes, and see how Wales LTT compares to England SDLT and Scotland LBTT.
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How to Use This Calculator
LTT Calculator tab
Enter the purchase price of your Welsh property and select whether it is a main residence or an additional property (second home, buy-to-let, or holiday let). The calculator applies the correct Welsh Revenue Authority rate table for 2025/26 and shows LTT broken down by each band, your total bill, and the effective LTT rate.
Higher Rates tab
Enter the purchase price to see a side-by-side comparison of main residential LTT versus higher residential LTT. The calculator shows exactly how much extra you pay for buying an additional property in Wales and breaks down the surcharge band by band. Higher residential rates were increased by 1 percentage point on 11 December 2024, making them broadly 5 percentage points above the main rates.
Wales vs England vs Scotland tab
Enter a single purchase price to compare the total property transaction tax you would pay under Welsh LTT, English SDLT, and Scottish LBTT — all at 2025/26 main residential rates. The lowest-tax nation is highlighted in green. This comparison uses standard rates only; first-time buyer reliefs and higher rates are not applied (use the other tabs for those).
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The Formula
LTT uses a progressive marginal rate structure — each rate applies only to the slice of the price within that band, not the whole purchase price:
0% on the first £225,000
6% on £225,001 to £400,000
7.5% on £400,001 to £750,000
10% on £750,001 to £1,500,000
12% on the amount above £1,500,000
LTT Higher Residential — additional properties (from 11 Dec 2024):
5% on the first £180,000
8.5% on £180,001 to £250,000
10% on £250,001 to £400,000
12.5% on £400,001 to £750,000
15% on £750,001 to £1,500,000
17% on the amount above £1,500,000
Effective Rate = Total LTT ÷ Purchase Price × 100
Because LTT is marginal, a property at £230,000 pays 0% on the first £225,000 and 6% only on the remaining £5,000 — not 6% on the whole price. This is a common point of confusion.
Example
Gareth buys a £250,000 house in Cardiff
Gareth is a first-time buyer purchasing a main residence in Cardiff for £250,000. There is no first-time buyer relief in Wales — he uses the standard main residential rates.
LTT calculation (main residential rates)
Now compare: if Gareth were buying the same £250,000 property in England or Scotland instead:
Gareth saves £1,000 vs England and £600 vs Scotland by buying in Wales at this price. Wales has the most generous nil-rate threshold in the UK at £225,000.
If Gareth later buys a second home for £250,000
The second home surcharge is significant: £13,450 more than if this were his main residence.