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Mortgages & Property · April 2025 rates

LTT (Wales) Calculator

Land Transaction Tax replaced UK Stamp Duty in Wales in 2018. It has the highest nil-rate threshold in the UK — £225,000 — but no first-time buyer relief.

£

LTT due

£3,300

Effective 1.18%

Band by band

  • £1 – £225,000 @ 0.00%
    £0
  • £225,001 – £400,000 @ 6.00%
    £3,300

How we calculated your result

LTT works band-by-band like LBTT or SDLT. Wales is unique in not offering a first-time buyer rate — but the £225k nil band already covers most starter homes outside Cardiff.

Official UK rules in simple English

  • Nil: up to £225,000. 6% to £400k; 7.5% to £750k; 10% to £1.5m; 12% above.
  • Higher residential rates apply to second homes/buy-to-let: +5% added to every main band, starting from £1 of price (no nil rate).
  • Filed via the WRA within 30 days of completion.
  • No first-time buyer relief in Wales.

Common pitfalls to watch out for

  • ⚠ Higher rates start from £1

    Unlike LBTT or SDLT, Welsh higher rates don’t have a £40k threshold below which surcharge is skipped. Even a £30k second flat triggers LTT.

  • ⚠ No first-time buyer break

    Welsh policy chose a higher universal nil band instead. If you’re a FTB buying above £225k, no extra relief.

  • ⚠ Mixed-use bargain has shrunk

    Some buyers used to declare residential property ‘mixed-use’ for lower commercial rates — WRA challenges this aggressively now.

Frequently asked questions

Can I claim a refund if I sell my old home later?
Yes — if you replace your main residence within 3 years, you can reclaim the higher-rate element.
Does LTT apply to commercial purchases?
Yes, but different bands. This calculator is residential only.

Residential freehold purchases only.

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