Wales LTT Calculator 2026/27
Wales LTT calculator 2026/27: main residential bands and higher rates for additional properties from 11 December 2024. Wales only; England and NI pay SDLT.
Land Transaction Tax for Wales. Main residential bands in force since 10 October 2022; higher residential rates (for additional properties) updated 11 December 2024. No first-time buyer relief - Wales relies on its high £225,000 nil-rate band instead. Verified against gov.wales.
Note: England and Northern Ireland use SDLT (SDLT calculator). Scotland uses LBTT (LBTT calculator).
Band breakdown
| Band | Rate | Amount in band | Tax |
|---|
LTT bands 2026/27 (Wales)
| Band | Main rate | Higher rate (additional) |
|---|---|---|
| £0 to £180,000 | 0% | 5% |
| £180,001 to £225,000 | 0% | 8.5% |
| £225,001 to £250,000 | 6% | 8.5% |
| £250,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1,500,000 | 10% | 15% |
| £1,500,001 and above | 12% | 17% |
Main rates in force from 10 October 2022. Higher rates from 11 December 2024; the Welsh Revenue Authority says they do not apply where contracts were exchanged before that date. Higher rates replace the standard bands entirely starting at £0 (no nil-rate band). If you are replacing your main residence, the higher rates may not apply.
Worked examples
- Mover at £225,000 (nil-rate)£0Effective rate 0.00%
- Mover at £300,000£4,500Effective rate 1.50%
- Mover at £500,000£18,000Effective rate 3.60%
- Mover at £750,000£36,750Effective rate 4.90%
- Buy-to-let £200,000£10,700Effective rate 5.35%
- Buy-to-let £500,000£42,450Effective rate 8.49%
Related calculators
Other UK tax calculators that pair with the LTT.
Frequently asked questions
What are the Wales LTT main residential bands for 2026/27?
LTT main residential rates effective from 10 October 2022 (still in force for 2026/27) are: 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% above £1,500,000. Wales uses LTT instead of SDLT - the band thresholds and rates differ from the English regime.
Does Wales offer first-time buyer relief?
No. The Welsh Revenue Authority says there is no first-time buyers' relief in Wales, so the £225,000 nil-rate band applies equally to first-time buyers and movers. England and Northern Ireland (SDLT) and Scotland (LBTT) each have a first-time buyer relief.
What are LTT higher residential rates?
Higher rates apply when a buyer purchases an additional residential property (second home, buy-to-let) and will own more than one property after completion. Effective 11 December 2024 the higher bands are: 5% from £0 to £180,000; 8.5% £180,001 to £250,000; 10% to £400,000; 12.5% to £750,000; 15% to £1.5m; 17% above £1.5m. Unlike SDLT or LBTT, the higher rates fully replace the standard bands starting from £0.
How does LTT differ from the English SDLT surcharge?
In England, the additional-property surcharge adds 5% on top of every standard SDLT band. In Wales, the higher LTT rates replace the standard bands entirely with a parallel rate structure that has its own thresholds and percentages, starting at 5% from the first pound.
When is LTT due?
The LTT return must be sent and the tax paid to the Welsh Revenue Authority within 30 days of the day after completion (or other effective date). The conveyancing solicitor typically files the return and pays the WRA on behalf of the buyer at completion alongside disbursement of the purchase funds.
Does this calculator cover England, Scotland or Northern Ireland?
No. England and Northern Ireland use SDLT - see the SDLT calculator. Scotland uses LBTT - see the LBTT calculator. This calculator is Wales-only.