Land Transaction Tax calculator for Wales
Enter the property price and choose whether the higher residential rates apply. The calculator taxes only the slice inside each Welsh band.
Worked example at £350,000
A £350,000 main-residence purchase produces estimated LTT of £7,500: the first £225,000 is at 0% and the remaining £125,000 is at 6%.
At the higher residential rates, the same price produces £24,950. That option uses the separate higher-rate table; it is not a flat surcharge added to the main-rate result.
Rates and method
We implement the progressive bands published by the Welsh Revenue Authority. Main residential rates are 0% to £225,000, then 6%, 7.5%, 10% and 12%. Higher residential rates are 5% to £180,000, then 8.5%, 10%, 12.5%, 15% and 17%; those higher rates apply from 11 December 2024.
The effective date is usually completion. Contracts exchanged before a rate change can be subject to transitional rules, so use the official return calculation where dates straddle a change.
What this estimate does not cover
This calculator covers a single residential purchase. It does not decide whether the higher-rate legal tests apply, or model mixed-use and non-residential transactions, linked transactions, multiple-dwellings relief, leases, trusts, shared ownership, reliefs, refunds, or the 2026 Leasing Scheme Wales rule. Read the official higher-rate guidance or ask a conveyancer before filing.
Questions that change the LTT bill
What is the LTT threshold in Wales?
For a main-rate residential purchase, the current nil-rate band ends at £225,000. Each higher slice of the price is taxed at its own rate.
When do higher residential rates apply?
They can apply when a buyer already owns a dwelling, and commonly to company purchases. Replacing a main residence and other detailed rules may change the answer.
Does Wales have first-time buyer LTT relief?
There is no separate first-time buyer relief in the current Welsh LTT rate table. A qualifying purchase uses the main residential rates.