LTT Calculator Wales 2025/26 | Land Transaction Tax
Calculate Land Transaction Tax for Welsh property purchases. Residential, second homes and commercial rates. Updated 2025/26.
Last updated: March 2026
Wales LTT Calculator 2025/26
Calculate Land Transaction Tax for residential, additional property and commercial purchases in Wales
Wales LTT Rates 2025/26
Land Transaction Tax is charged on a banded basis — each rate applies only to the portion of the purchase price within that band, not the full price. This is the same progressive approach used by Income Tax and England's SDLT.
Residential LTT Rates (Main Residence)
| Property Price Band | LTT Rate | Max Tax on This Band |
|---|---|---|
| Up to £225,000 | 0% | £0 |
| £225,001 – £400,000 | 6% | Up to £10,500 |
| £400,001 – £750,000 | 7.5% | Up to £26,250 |
| £750,001 – £1,500,000 | 10% | Up to £75,000 |
| Over £1,500,000 | 12% | On amount above £1.5M |
Additional Property LTT Rates (Second Home / Buy-to-Let)
An additional 4% surcharge applies on the full purchase price when buying an additional residential property.
| Property Price Band | Standard Rate | Surcharge | Total Rate |
|---|---|---|---|
| Up to £225,000 | 0% | +4% | 4% |
| £225,001 – £400,000 | 6% | +4% | 10% |
| £400,001 – £750,000 | 7.5% | +4% | 11.5% |
| £750,001 – £1,500,000 | 10% | +4% | 14% |
| Over £1,500,000 | 12% | +4% | 16% |
Non-Residential / Commercial LTT Rates
| Property Price Band | LTT Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £250,000 | 1% |
| £250,001 – £1,000,000 | 5% |
| Over £1,000,000 | 6% |
What is Land Transaction Tax (LTT)?
Land Transaction Tax (LTT) is the tax charged on land and property transactions in Wales. It replaced England's Stamp Duty Land Tax (SDLT) for Welsh property purchases on 1 April 2018, when it was devolved to the Welsh Government. LTT is collected by the Welsh Revenue Authority (WRA) — not HMRC — making it a specifically Welsh tax, separate from taxes levied in England.
LTT applies to:
- Freehold property purchases in Wales
- Leasehold property purchases and lease assignments
- Commercial and mixed-use property in Wales
- Transfers for consideration (gifts with a mortgage attached)
LTT does not apply to gifts with no consideration, properties inherited under a will, or transfers between spouses or civil partners following a court order on divorce.
Key Differences Between Wales LTT and England SDLT
| Feature | Wales LTT | England SDLT |
|---|---|---|
| Administered by | Welsh Revenue Authority (WRA) | HMRC |
| Nil-rate threshold (residential) | £225,000 | £125,000 (standard) |
| First-time buyer relief | None | Yes (reduced rates up to £500K) |
| Additional property surcharge | 4% | 3% |
| Filing deadline | 30 days from completion | 14 days from completion |
| Scotland equivalent | Land and Buildings Transaction Tax (LBTT) | |
LTT Filing Deadline and Process
LTT must be paid and a land transaction return filed with the WRA within 30 days of completion. Your solicitor or conveyancer will typically handle this as part of the conveyancing process. The process involves:
- Completing a land transaction return (LTT form) with details of the transaction
- Paying the LTT due to the WRA by bank transfer or cheque
- Receiving a land transaction certificate from the WRA
- Using the certificate to register the title at HM Land Registry
Late filing and payment attracts automatic penalties (minimum £100) and interest. You cannot register your title without the WRA certificate, so timely filing is essential to complete the property purchase.
Who Pays LTT and Who Submits the Return
LTT is paid by the buyer (purchaser) of the land or property. The seller has no LTT liability — though they may have Capital Gains Tax obligations on their profit. In practice, the buyer's solicitor or conveyancer completes the land transaction return and arranges payment to the WRA on the buyer's behalf. The cost is factored into the buyer's completion statement alongside other purchase costs such as legal fees, Land Registry fees, and survey costs.
For most standard residential purchases, your solicitor will calculate the LTT due, prepare the return, collect the funds from you on account, submit the return online to the WRA, pay the LTT electronically, receive the land transaction certificate from the WRA, and then use that certificate to complete the Land Registry application for registration of your title. You should always check your solicitor's calculation before completion — errors do occur, particularly with linked transactions or mixed-use properties.
Frequently Asked Questions
Disclaimer: This calculator uses LTT rates published by the Welsh Revenue Authority for 2025/26. It is intended for general guidance only and does not constitute professional tax or legal advice. LTT rules can be complex, particularly for mixed-use properties, linked transactions and leasehold arrangements. Always consult a qualified solicitor or tax adviser for your specific circumstances.