Land Transaction Tax Calculator (Wales) Widget

Add the Welsh Revenue Authority's Land Transaction Tax to a property page for Wales: main residential rates for someone buying their only home, and the separate higher-rates table for second homes, buy-to-let and company purchases.

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<iframe src="https://a2z.tools/embed/w/ltt-calculator" title="Land Transaction Tax Calculator (Wales) by A2Z Tools" width="100%" height="720" style="border:0;width:100%" loading="lazy" allow="clipboard-write"></iframe>

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How it works

Wales sets two complete band tables rather than a surcharge on one. Main residential rates, in force for completions from 10 October 2022, charge 0% on the portion up to 225,000, 6% to 400,000, 7.5% to 750,000, 10% to 1.5 million and 12% beyond - the Welsh Revenue Authority's 280,000 example comes to 3,300. Higher residential rates, effective from 11 December 2024, start taxing at the first pound: 5% to 180,000, 8.5% to 250,000, 10% to 400,000, 12.5% to 750,000, 15% to 1.5 million and 17% above, so a 260,000 second home costs 15,950. They apply to property worth 40,000 or more when you will own more than one dwelling and are not replacing your main home, and to companies. Wales offers no first-time buyers' relief, so first-time buyers simply use the main table. The widget shows each slice, the total, the effective rate and, for higher rates, the extra compared with the main table.

Calculation method

  • LTT = sum over bands of (portion of price inside the band x band rate)
  • Main rates from 10 October 2022: 0% to 225,000; 6% to 400,000; 7.5% to 750,000; 10% to 1,500,000; 12% above
  • Higher rates from 11 December 2024: 5% to 180,000; 8.5% to 250,000; 10% to 400,000; 12.5% to 750,000; 15% to 1,500,000; 17% above
  • Higher rates only when price >= 40,000; otherwise the main table is used
  • Extra over main rates = higher-rates LTT - main-rates LTT

Worked examples

Main rates

Inputs: Price 280,000; main rates

Result: LTT 3,300 (effective rate 1.18%)

WRA example: 6% x 55,000.

Second home

Inputs: Price 260,000; higher rates

Result: LTT 15,950; 13,850 more than main rates

WRA example: 9,000 + 5,950 + 1,000.

Under the 40,000 limit

Inputs: Price 30,000; higher rates chosen

Result: LTT 0 at main rates

Higher rates need a price of 40,000 or more.

An estimate for planning, not tax or legal advice. Check reliefs and whether the higher rates apply with your conveyancer or the Welsh Revenue Authority.

Limitations

  • Residential purchases only: non-residential and mixed property, lease rent and linked transactions are not modelled.
  • Multiple dwellings relief and other LTT reliefs are not applied.
  • Whether the higher rates apply is your choice in the form; the ownership and replacement tests are not checked.

Where publishers use it

  • A Cardiff or Swansea estate agent quoting LTT beside each asking price
  • A Pembrokeshire holiday-let guide showing the higher rates on a cottage
  • A Welsh conveyancer's client portal explaining why there is no first-time buyer relief
  • A landlord forum post comparing LTT on the same price in Wales and SDLT in England
  • A housing association page explaining the tax on a full-market purchase

Questions

How much LTT is due on a 280,000 house in Wales?

3,300 at main rates: nothing on the first 225,000 and 6% on the remaining 55,000. That is the Welsh Revenue Authority's own worked example.

Is there first-time buyer relief in Wales?

No. The Welsh Revenue Authority states there is no first-time buyers' relief; first-time buyers pay main residential rates, which are 0% up to 225,000.

How do the higher residential rates differ from England's surcharge?

Wales publishes a separate table rather than adding a flat percentage: 5%, 8.5%, 10%, 12.5%, 15% and 17% across bands starting at 180,000, 250,000, 400,000, 750,000 and 1.5 million. A 260,000 second home pays 15,950 against 2,100 at main rates.

When do the higher rates not apply?

When the property is worth under 40,000, or when you are replacing your main residence. If you buy first and sell your old main home within 3 years, you can usually claim back the difference between the higher and main rates.

Which date decides the rates?

The effective date, usually completion. The higher rates of 11 December 2024 do not apply where contracts were exchanged before that date; this widget uses only the current tables.

Sources

  1. Land Transaction Tax rates and bands - Welsh Revenue Authority (gov.wales) . Main rates from 10 October 2022 (280,000 example), higher residential rates from 11 December 2024 (260,000 example). Checked 2026-10-01.
  2. Higher rates of Land Transaction Tax: overview - Welsh Revenue Authority (gov.wales) . When higher rates apply, the 40,000 limit and the 3-year refund. Checked 2026-10-01.
  3. Land Transaction Tax guide - Welsh Revenue Authority (gov.wales) . States there is no first-time buyers' relief in Wales. Checked 2026-10-01.

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A2Z Tools Land Transaction Tax Calculator (Wales)
https://a2z.tools/embed/ltt-calculator

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