The Stamp Duty Calculator allows you to calculate the Land Transaction Tax (LTT) payable when purchasing a property in Wales. Simply enter the property purchase price, select the type of transaction and provide the relevant buyer details to receive an estimate of the tax due. This helps you understand your potential tax liability and plan for the additional costs involved in your property purchase.
| Band | Rate | Taxable Amount | Duty |
|---|
You are purchasing the full ownership (freehold) of a residential property in Wales. Land Transaction Tax (LTT) is calculated on the purchase price using the applicable residential tax bands. The amount payable depends on your buyer type and ownership status, together with whether the main or higher residential rates apply.
Based on your selected transaction type, buyer details and property price, the calculator determines the LTT due across each applicable tax band. Where higher residential rates apply — for an additional property or an entity buyer — a separate band table is used automatically instead of a surcharge added to the main rates.
Your calculation summary shows the LTT payable, for a purchase by Individual (a standard purchase), as £1,500, an effective tax rate of 0.60%, the breakdown of tax across each applicable band, and a total property acquisition cost of £251,500 including LTT.
The final tax liability may vary depending on your individual circumstances and eligibility for statutory reliefs. This calculator is provided for general guidance only and does not constitute professional tax advice — always confirm your position with a solicitor, conveyancer or accountant before completion.
If you're buying a property or land in Wales, the tax people still often call "stamp duty" is actually Land Transaction Tax (LTT) — it replaced Stamp Duty Land Tax in Wales from 1 April 2018. It's a one-off tax paid around the time your purchase completes, not an ongoing annual charge. The Welsh Revenue Authority (WRA) collects and manages it on behalf of the Welsh Government, and sets its own rates independently of what happens with SDLT in England.
Like SDLT, LTT is charged in bands: the price is split into portions, and each portion is taxed at its own rate, with the rate rising as the price increases. Where it differs is that Wales also has a completely separate "higher residential rates" table for additional properties and certain buyer types — not just a surcharge added on top of the main rates, but its own set of bands entirely (see below).
The buyer pays LTT — never the seller. LTT is self-assessed, meaning it's your responsibility (or your solicitor's or conveyancer's, acting for you) to work out the correct amount, submit an accurate return to the WRA, and pay any tax due, usually within 30 days of completion. Most people buying with a solicitor never have to deal with this directly — it's handled as part of the conveyancing process and added to the solicitor's final bill.
You pay LTT when you buy a freehold property, buy a new or existing leasehold, or are transferred land or property in exchange for payment, such as taking on a mortgage or buying a share in a house. This applies whether you're an individual, buying jointly, or purchasing through a company, partnership or trust — though as covered below, the rate you pay can differ a lot depending on which of these you are.
The current LTT threshold is £225,000 for both residential properties (where you don't own other property) and non-residential land and property. There's no first-time buyers' relief in Wales — standard rates apply to everyone.
These apply if, after the purchase, it's the only residential property you own.
| Portion of price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
If you'll own more than one residential property, or you're a company, partnership or certain trusts buying any residential property, the higher rates apply instead of the main rates — this is a separate table altogether, not a surcharge added on top. Effective from 11 December 2024:
| Portion of price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1.5 million | 15% |
| Above £1.5 million | 17% |
If you're replacing your main residence and your previous main home is sold within the qualifying window, the higher rates may not apply — see the WRA's guidance on higher rates for the exact conditions.
Charged on increasing portions of the price (or lease premium) once it reaches £225,000. For new non-residential leases, LTT is also due separately on the net present value (NPV) of the rent, then added to the premium duty.
There's no first-time buyers' relief in Wales, but specific reliefs exist for buying multiple dwellings, moving property around a group structure, and charities buying property. You don't need to pay LTT, or send a return, if property is left to you in a will with no payment, transferred on divorce, or you buy a freehold for under £40,000 (with similar low-value exemptions for short leases).
LTT is set and administered directly by the Welsh Government and the Welsh Revenue Authority. For the definitive rates, thresholds and guidance, always refer to the official sources below rather than third-party summaries: