How Much Land Transaction Tax Will I Pay in Wales?
Short answer: on a £300,000 home in Wales you pay £4,500 LTT at the main rates and £19,950 at the higher rates for an additional property. Anything up to £225,000 is tax free for a main home. The tables below cover prices from £150,000 to £1 million.
LTT rates for homes in Wales
Land Transaction Tax replaced stamp duty in Wales in April 2018 and is collected by the Welsh Revenue Authority. Like stamp duty, it is charged in slices: each rate applies only to the part of the price that falls inside its band.
| Part of the price | Main rates |
|---|---|
| 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% |
| Part of the price | Higher rates |
|---|---|
| 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% |
The main rates have applied since 10 October 2022 and the higher rates since 11 December 2024, according to the Welsh Government page "Land Transaction Tax rates and bands". The higher rates usually apply when you buy a home for £40,000 or more and already own another home worth £40,000 or more, for example a second home or a buy-to-let. Companies buying homes normally pay the higher rates too.
LTT at common Welsh prices
| Price | Main rates | Effective rate | Higher rates | Effective rate |
|---|---|---|---|---|
| £150,000 | £0 | 0% | £7,500 | 5.00% |
| £200,000 | £0 | 0% | £10,700 | 5.35% |
| £225,000 | £0 | 0% | £12,825 | 5.70% |
| £250,000 | £1,500 | 0.60% | £14,950 | 5.98% |
| £300,000 | £4,500 | 1.50% | £19,950 | 6.65% |
| £350,000 | £7,500 | 2.14% | £24,950 | 7.13% |
| £400,000 | £10,500 | 2.62% | £29,950 | 7.49% |
| £450,000 | £14,250 | 3.17% | £36,200 | 8.04% |
| £500,000 | £18,000 | 3.60% | £42,450 | 8.49% |
| £600,000 | £25,500 | 4.25% | £54,950 | 9.16% |
| £750,000 | £36,750 | 4.90% | £73,700 | 9.83% |
| £1,000,000 | £61,750 | 6.17% | £111,200 | 11.12% |
The gap between the two columns grows with the price: £13,450 extra on a £250,000 property, £19,450 on £400,000 and £36,950 on £750,000.
Worked example: a £275,000 house
Main home. Nothing is due on the first £225,000. The remaining £50,000 is taxed at 6%: £3,000, an effective rate of about 1.1%.
Additional property. 5% on the first £180,000 (£9,000), 8.5% on the next £70,000 (£5,950) and 10% on the last £25,000 (£2,500): £17,450. That is £14,450 more than a main home buyer pays for the same house.
How Wales compares with England
For a main home the Welsh nil band is higher than England's standard £125,000 band, so cheaper homes often pay less in Wales. Higher up, the 6% and 7.5% Welsh bands catch up. At the home mover rates in England (see our stamp duty guide):
| Price | Wales LTT (main) | England SDLT (home mover) |
|---|---|---|
| £250,000 | £1,500 | £2,500 |
| £300,000 | £4,500 | £5,000 |
| £400,000 | £10,500 | £10,000 |
Wales has no first-time buyer relief, so a first-time buyer in England often pays less than one in Wales at the same price.
Things that catch buyers out
- No first-time buyer relief. Everyone buying a main home uses the same main rates, whether it is your first home or your fifth.
- Buying before you sell. If you still own your old home when you complete, you may pay the higher rates. You can claim back the difference if you sell your previous main home within 3 years.
- Selling first. If you sold your main home and buy a new one within 3 years, the main rates normally apply.
- Tight deadline. Your solicitor must file the LTT return and pay the tax within 30 days of the day after completion.
- Budget for the rest. LTT is only one cost. Check the monthly payment with the mortgage repayment calculator and your yearly bill with the council tax calculator.
Buying in Scotland instead? Use the LBTT calculator. Rates on this page are from the Welsh Government (gov.wales) "Land Transaction Tax rates and bands" and the Welsh Revenue Authority guidance on higher rates refunds, checked on 25 October 2026.
Try the ltt calculator (wales)
Enter your own numbers below, or open the full ltt calculator (wales) with the formula and more examples.
This guide is general information with example numbers, not financial, tax or building advice. Your costs and results will differ. Terms
Frequently asked questions
How much LTT do I pay on a £250,000 house in Wales?
£1,500 at the main rates (6% on the £25,000 above £225,000), or £14,950 at the higher rates for an additional property.
Do first-time buyers pay LTT in Wales?
Yes, if the price is above £225,000. Wales has no first-time buyer relief, but the first £225,000 is tax free for anyone buying a main home.
How much LTT on a second home in Wales?
The higher rates start at 5% on the first £180,000. On a £200,000 second home that is £10,700, and on £300,000 it is £19,950.
Can I get the higher rates back?
If you paid them because you bought a new main home before selling your old one, you can claim a refund of the difference if you sell the old home within 3 years.