LTT Calculator: Stamp Duty In Wales

Photo of a cottage where stamp duty in Wales, or LTT, is payable.
Stamp Duty in Wales in known as LTT. Use our LTT calculator to find out howm much Welsh Stamp Duty you will pay on your property in Wales. Photo © Trevor Rickard (cc-by-sa/2.0)

LTT Calculator – Welsh Stamp Duty

Stamp Duty in Wales is called Land Transaction Tax

LTT or Land Transaction Tax is the new name of stamp duty in Wales.

This Welsh stamp duty tax on property was introduced in April 2018 and the money generated from LTT in Wales is used to help support public services throughout Wales. Formerly the equivalent tax was known as stamp duty in Wales.

Use our LTT calculator to find out how much Welsh Stamp Duty, or Land Transaction Tax, you need to pay on your property in Wales.

Our LTT calculator is for guidance purposes only, please seek advice from your local authority in Wales for the exact amount of LTT which will apply to your Welsh property transaction.

Below the LTT calculator we have listed some of your most common questions about stamp duty in Wales (LTT) and other key information you need to know before buying or selling a property in Wales

LTT Calculator: Stamp Duty In Wales

How To Use The LTT Calc

Our LTT Calc is easy to use: Simply enter the purchase price of your property in Wales into the LTT Calc, select when the transaction was completed and select if your property was purchased as a second home or a buy-to-let property.

Press “Calculate” and our LTT Calc will work out approximately how much LTT, or Welsh Stamp Duty, you have to pay.

Your calculation
Please note: This LTT Calc Welsh Stamp Duty calculator is provided by as a guide only of how much LTT (Land Transaction Tax) tax you will need to pay in Wales. It assumes that the property is freehold and for residential purposes.

Photo of a house in Wales
Welsh stamp duty is now known as LTT, or Land Transaction Tax. Photo © clive dyke (cc-by-sa/2.0)

Stamp Duty in Wales

Welsh Stamp Duty is Land Transaction Tax or LTT

Stamp duty in Wales is now known as Land Transaction Tax, or LTT for short. If you purchase a house in Wales or land over a certain value, you must pay LTT to the authorities in Wales.

There are two property price thresholds at which you must begin paying Welsh stamp duty.

The rates for Stamp Duty in Wales are as follows (Correct as of August 2022 as stated by the Welsh Government):

  • £180,000 for residential properties in Wales
  • £225,000 for non-residential properties and land in Wales

If you need to find out about stamp duty in Wales before March 31st 2018 (the day before LTT was introduced) then you should contact the HMRC with your enquiry.

When Did Stamp Duty In Wales End?

The old Welsh Stamp Duty ended officially on 31st March 2018 and was replaced by Land Transaction Tax on 1st of April, 2018. This new property tax is easier to calculate and more straightforward than the older system of stamp duty in Wales.

Image of a house in Wales subject to LTT, or Welsh property tax.
Rates for stamp duty in Wales, now known as LTT, begin on Welsh properties over £180,000. Photo © Fabian Musto (cc-by-sa/2.0)

LTT Tax Bands In Wales

Land Transaction Tax in Wales is calculated in bands depending on the value of your property. You will pay in increments if is applicable to your property price. Using the table below you can see LTT rates in Wales.

You may pay more than one band of Land Transaction Tax if that applies to your property.

For example, if you bought your house for £275,000, you would pay 3.5% on the portion from £180,000 – £250,000, then 5% on the rest over £250,000.

The LTT calculator above makes it easy for you to calculate the amount of property tax, or Welsh Stamp Duty, you must pay on your property in Wales.

What Are The Rates Of Stamp Duty In Wales?

The tax rates of Stamp Duty in Wales, or LTT, are between 0% and 12%.

Buyers of properties valued at under £180,000 paid no LTT or Welsh Stamp Duty. Between £180,000 and £250,000 the LTT is 3.5%. Welsh properties valued between £250,001 and £400,000 are charged at 5%. The highest rate applied is 12% and this is for property in Wales valued at over £1.5 million.

The rates that applied were designed to ensure that 65% of buyers were liable for zero tax. In addition, the Welsh finance secretary stated that the burden of tax for 24,000 home buyers would be reduced and this included average buyers as well as first time buyers.

In July 2020 the rates for Land Transaction Tax were temporarily reduced until 31 March 2021. The threshold for 0% was increased to £250,000 whilst the other bands remained the same.

LTT Property Tax Bands in Wales

Property tax bands in Wales

You may also be interested in our SDLT calculator for properties in England and Northern Ireland or our UK Mortgage Calculator for general mortgage payment guidance.

Image showing a cottage subject to LTT rates in Wales
LTT rates or stamp duty in Wales is a property tax set by the Welsh Government and the rates are subject to change. Photo © John Lord (cc-by-sa/2.0)

How Much Is Stamp Duty In Wales?

Anyone buying a property in the UK may be required to pay stamp duty in Wales if the price of the property is above the threshold set by the government.

Until 2018 Stamp Duty in Wales was the same as stamp duty in England but changes made by the Welsh government mean that now the payment is known as the Land Transaction Tax.

Use the LTT Calc above to work out your stamp duty in Wales

The rules regarding Land Transaction Tax require a fee to be paid for both freehold and leasehold property or land and there are several bands that can be applied. Below we have listed some of the most common questions about the LTT in Wales which will help you to navigate through the system when you decide to buy a property in Wales.

Why Is Stamp Duty Different In Wales?

Up until March 2018 Stamp Duty in Wales was put into effect under the same system as that charged in England. The devolved Welsh government decided to implement a different system and introduced the Land Transaction Tax.

The changes made by the government within this new system were designed to focus on the priorities and needs of the Welsh people. They were also aimed at making the system fairer and to simplify the property tax system.

Wales Property Resources:

The changes under the new property tax in Wales meant that first time property buyers would no longer be able to benefit from the £300,000 threshold that applied to England. Instead the threshold was reduced to £180,000.

However, as the average price of a home in 2018 for first time property buyers in Wales was £135,000, this change meant that most people would be totally exempt from the new taxation.

Image of a second home in Wales
LTT rates, or Welsh stamp duty rates, are different for second homes in Wales. Photo © Alan Hughes (cc-by-sa/2.0)

Is Stamp Duty In Wales Higher For A Second Property?

Rates of Land Transaction Tax in Wales are higher for anyone buying a second home or a buy-to-let property. The charges are 3% more than the rate on a main residential house. For second homes, properties that cost below £40,000 are exempt from the extra tax.

Additionally, tax levied on second homes can be refunded if you sell your main residence and the new property becomes your main residence within 36 months of the purchase.

The exception to the extra tax is for first time buyers who are purchasing a buy-to-let property. These buyers are exempt from the extra 3% tax and these rules are in place until 1st April 2021.

Read more: Buying property to let? Get your tenancy agreement for England and Wales

Can I Avoid Paying Land Transaction Tax In Wales?

The only way to avoid paying the Land Transaction Tax or stamp duty in Wales is to pay less than the LTT tax threshold price for the property.

If you are in the process of divorcing or separating and you are receiving a portion of the property as part of a settlement there will be no Land Transaction Tax to pay. This does not apply to unmarried joint owners.

Similarly, if you receive a property under the terms of a will there is no need to advise the Revenue authority. Even if there is an outstanding mortgage, the Land Transaction Tax will not apply to beneficiaries who have been left property under a will.

Property that is gifted is slightly different. There is no tax payable as long as there is no outstanding mortgage. If the owner making the gift still has money owed to a lender, you will be responsible for paying tax on the mortgage value if it exceeds the threshold.

You cannot exchange properties with another person without being subject to Land Transaction Tax in Wales.

When Is Land Transaction Tax Due?

Once you have completed on your property purchase in Wales you must pay LTT within 30 days. Although this may be arranged by your solicitor or legal adviser, it is your personal responsibility to ensure that the tax return is submitted within the deadline.

You can submit the paperwork yourself by using a paper return which is available online. Even if the price of the property lies below the threshold a tax return must still be completed and submitted although no tax will be charged.

Land Transaction Tax On Non-Residential Properties

You can find the rates of LTT at the Welsh Revenue Authority website.

Rates for non-residential property include both leasehold and freehold houses, shops, offices and for agricultural land. Up to the threshold of £150,000 there is no tax payable. Between 150,000 and £250,000 the rate is 1%. Currently the highest rate is 6% for non-residential property priced over £1 million.

Further Information: LTT Stamp Duty In Wales

Further information about stamp duty in Wales can be accessed by conferring with the solicitor who is handling your Welsh property purchase.

Before you buy a property in Wales you should be aware of all your tax liabilities and the rates of stamp duty in Wales the property will be subject to. You can refer back to our LTT calculator at any time for guidance on property tax in Wales.

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