Land Transaction Tax (LTT) Calculator – Wales
Estimate how much Land Transaction Tax (LTT) you’ll pay when buying property or land in Wales, including main residence, additional properties, and non‑residential transactions.
LTT calculator
Drag the slider or type an exact price. LTT is not charged on most residential properties below the threshold.
Used to decide which LTT rate table applies. This calculator assumes current standard rates and does not model historic bands.
LTT summary
Estimated LTT due
£0
Effective rate: 0.00% of purchase price
Price after LTT
£300,000
Purchase price + estimated LTT
Band breakdown
| Band | Taxable amount | Rate | LTT |
|---|
How this Wales Land Transaction Tax (LTT) calculator works
Land Transaction Tax (LTT) is a property tax payable when you buy or lease property or land in Wales. It replaced Stamp Duty Land Tax (SDLT) in Wales from 1 April 2018 and is administered by the Welsh Revenue Authority (WRA).
This calculator estimates the LTT due based on the purchase price, property type and (optionally) lease details. It uses a progressive band system: each slice of the price is taxed at the rate that applies to that band.
Current example LTT bands used in this tool
For illustration, we use a simplified set of residential and non‑residential bands. Always check the latest official rates on the Welsh Revenue Authority website, as bands and thresholds can change.
Residential main residence (illustrative)
- Up to £225,000 – 0%
- £225,001 to £400,000 – 6%
- £400,001 to £750,000 – 7.5%
- £750,001 to £1,500,000 – 10%
- Above £1,500,000 – 12%
Additional properties (second homes / buy‑to‑let)
For additional residential properties, a higher rate applies. In this calculator we model this by adding a 4 percentage point surcharge to each residential band:
- Up to £225,000 – 4%
- £225,001 to £400,000 – 10%
- £400,001 to £750,000 – 11.5%
- £750,001 to £1,500,000 – 14%
- Above £1,500,000 – 16%
Non‑residential and mixed‑use property (illustrative)
- Up to £225,000 – 0%
- £225,001 to £250,000 – 1%
- £250,001 to £1,000,000 – 5%
- Above £1,000,000 – 6%
Formula for calculating LTT
LTT is calculated by applying each band rate only to the portion of the price that falls within that band.
Let the price be \( P \). For each band \( i \) with lower limit \( L_i \), upper limit \( U_i \) and rate \( r_i \):
\( \text{Taxable}_i = \max\big(0, \min(P, U_i) - L_i\big) \)
\( \text{LTT}_i = \text{Taxable}_i \times r_i \)
Total LTT = \( \sum_i \text{LTT}_i \)
The calculator performs this band‑by‑band calculation and shows you the taxable amount and tax due in each band.
Worked example
Example: Main residence purchase for £300,000.
- First £225,000 at 0% → £0
- Next £75,000 (from £225,001 to £300,000) at 6% → £4,500
Total LTT ≈ £4,500
The effective rate is £4,500 ÷ £300,000 = 1.5%.
Limitations and important notes
- This tool is for educational and planning purposes only and does not constitute tax advice.
- It assumes a straightforward purchase with no reliefs, exemptions or special rules.
- It does not handle complex situations such as linked transactions, multiple dwellings relief, or certain lease variations.
- Lease calculations use a simplified estimate of the net present value (NPV) of rent and may differ from official WRA calculations.
- Always confirm your actual LTT liability with your solicitor, conveyancer, or the Welsh Revenue Authority.
Frequently asked questions
Is this calculator official?
No. This is an independent calculator designed to help you understand how Land Transaction Tax works and to estimate your bill. For official guidance and to file a return, use the Welsh Revenue Authority’s services.
Does it support first‑time buyer relief?
At present, Wales does not offer the same first‑time buyer relief structure as England’s SDLT. This calculator therefore applies the standard Welsh LTT bands to all main‑residence purchases.
What counts as an additional property?
You may pay the higher rates if, at the end of the day of the transaction, you own more than one residential property and you are not replacing your main residence. The detailed rules are complex, so speak to a professional adviser if you are unsure.
Can LTT be added to my mortgage?
LTT itself cannot be financed directly by the lender, but in practice many buyers borrow enough to cover both the purchase price and taxes. Your lender’s affordability assessment will determine how much you can borrow.
When is LTT due?
LTT must normally be filed and paid within 30 days of the effective date of the transaction (usually completion). Your solicitor or conveyancer will usually handle the return and payment on your behalf.