Land Transaction Tax (LTT) Wales calculator

Use our tool to calculate your Land Transaction Tax (LTT) when buying a property in Wales.

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Land Transaction Tax (LTT) is the Welsh version of stamp duty – a tax paid on property purchases.

It’s a tiered system, which is based on the purchase price of your property. This means you’ll pay a different percentage of tax on different portions of the price.

It’s calculated differently to stamp duty in England, Scotland and Northern Ireland.

The bill will differ depending on:

  • Whether or not you’re a first-time buyer.
  • Whether the property is your main residence or a second home.

Wales Land Transaction Tax (LTT) calculator

Buying a new home in Wales

Here’s how Land Transaction Tax (LTT) in Wales is calculated:

  • Portion costing between £0-£180,000: 0%
  • Portion costing between £180,001 and £250,000: 3.5%
  • Portion costing between £250,001 and £400,000: 5%
  • Portion costing between £400,001 and £750,000: 7.5%
  • Portion costing between £750,001 and £1,500,000: 10%
  • Portion costing over £1,500,000: 12%

So if you’re buying a home for £500,000, you’ll pay:

  • 0% of £180,000 = £0
  • 3.5% of £70,000 = £2,450
  • 5% of £150,000 = £7,500
  • 7.5% of £100,000 = £7,500

TOTAL: £17,450

First-time buyers in Wales

When you’re a first-time buyer in England, Scotland and Northern Ireland, you’ll be able to get a stamp duty discount. This isn’t the case with Land Transaction Tax (LTT). You’ll pay the same price as listed above.

Second homes in Wales

If you’re buying a second home in Wales, you’ll essentially pay a 3% surcharge on each of the stamp duty tiers. Here are the rates.

  • Portion costing between £0-£180,000: 3%
  • Portion costing between £180,001 and £250,000: 6.5%
  • Portion costing between £250,001 and £400,000: 8%
  • Portion costing between £400,001 and £750,000: 10.5%
  • Portion costing between £750,001 and £1,500,000: 13%
  • Portion costing over £1,500,000: 15%

So if you’re buying a home for £500,000, you’ll pay:

  • 3% of £180,000 = £5,400
  • 6.5% of £70,000 = £4,550
  • 8% of £150,000 = £12,000
  • 10.5% of £100,000 = £10,500

TOTAL: £32,450

How and when do I pay stamp duty?

Your stamp duty bill is due no more than 30 days after you complete the purchase of a property. Your conveyancer will usually send your stamp duty payment to HMRC on your behalf on completion day.

It is sometimes possible to borrow more from your mortgage lender to fund your stamp duty bill. However, this should be avoided as it means you’ll be paying interest on it for the entirety of your mortgage term.

There is a small list of cases where you’ll be exempt from stamp duty, including with inherited properties, zero-carbon home purchases under £500,000, some Right to Buy transactions and charity purchases. The full list is available on the HMRC website.

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