LTT calculator

Standard residential rates

• £0 – £225,000: 0%
• £225,001 – £400,000: 6%
• £400,001 – £750,000: 7.5%
• £750,001 – £1,500,000: 10%
• Over £1,500,000: 12%

Higher rates for additional properties

If you’re buying an additional residential property (such as a buy-to-let or second home) for £40,000 or more, a separate set of higher rates applies to the whole purchase price. It replaces the standard table rather than adding a surcharge to it, and its bands start at a lower threshold:

• £0 – £180,000: 5%
• £180,001 – £250,000: 8.5%
• £250,001 – £400,000: 10%
• £400,001 – £750,000: 12.5%
• £750,001 – £1,500,000: 15%
• Over £1,500,000: 17%

These higher rates have applied since 11 December 2024. Below £40,000, the standard rates apply instead.

No first-time buyer relief

Unlike England and Scotland, Wales does not currently offer a specific first-time buyer relief for LTT. However, the nil-rate band of £225,000 is relatively generous compared to England’s £125,000 threshold.

• Higher rates refund: if you sell your previous main residence within 3 years, you can apply for a refund of the higher rates
• Property value thresholds: consider properties just under key thresholds (£225k, £400k, £750k)
• Timing: check for any temporary relief measures announced in Welsh government budgets
• Multiple dwellings relief: potential savings when buying multiple properties together

What’s the difference between LTT and SDLT?

LTT is Wales’s own property tax, replacing SDLT from April 2018. While both are progressive taxes, they have different rate bands. LTT has a higher nil-rate threshold (£225,000) but jumps straight to 6% in the next band, whereas England’s SDLT starts at 5%.

Is there first-time buyer relief in Wales?

No. Wales does not currently offer specific first-time buyer relief for LTT. All buyers pay the same standard rates regardless of whether they’ve owned property before (though the higher rates only apply to additional properties).

When is LTT due?

LTT must be paid within 30 days of the effective date of the transaction. Your solicitor typically files the LTT return with the Welsh Revenue Authority as part of the conveyancing process.

Can I reclaim the higher rates?

Yes. If you’re replacing your main residence and sell your previous home within 3 years of buying the new one, you can apply to the Welsh Revenue Authority for a refund of the higher rates portion.

• Results are estimates based on current rates — always verify with the Welsh Revenue Authority
• LTT rates and thresholds may change in Welsh government budgets
• Special rules may apply for mixed-use properties, shared ownership, or inherited properties
• This calculator covers Wales only
• Professional advice recommended for complex transactions