Bands at a glance
All three UK property taxes are slice-based — each rate only applies to the portion of the price within that band. The exception is Scotland's Additional Dwelling Supplement, which is charged on the whole price as a single line.
Buying in England, Northern Ireland or Scotland instead? Use the Stamp Duty (SDLT) calculator or the LBTT calculator (Scotland).
Standard residential (England & NI)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer relief (England & NI)
Property must be ≤ £500,000 — at £500,001 you lose all FTB relief.
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
Additional property (England & NI)
+5% on every band (since 31 October 2024). Non-UK residents +2% on top.
| Up to £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Standard residential (Scotland — LBTT)
| Portion of price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyer relief (Scotland)
Nil-rate threshold raised from £145k to £175k — no upper cap.
| Up to £175,000 | 0% |
| £175,001 – £250,000 | 2% |
| Then standard rates above £250k | 5–12% |
Additional Dwelling Supplement — ADS (Scotland)
Calculated on the whole price, not band-by-band. 8% if price ≥ £40k.
| Standard LBTT (as above) + flat 8% of total price | +8% |
Main residential (Wales — LTT)
| Portion of price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer relief (Wales)
Wales has no FTB scheme. The £225,000 main-rate nil-rate is intended to substitute.
Higher residential rates — additional property (Wales)
Separate band schedule (not standard rates + a surcharge). Rates rose 1pp across all bands on 11 December 2024.
| Up to £180,000 | 5% |
| £180,001 – £250,000 | 8.5% |
| £250,001 – £400,000 | 10% |
| £400,001 – £750,000 | 12.5% |
| £750,001 – £1,500,000 | 15% |
| Over £1,500,000 | 17% |
The Welsh LTT calculator that doesn't pretend Wales has FTB relief.
LTT main bands current to 2026
0% to £225k, then 6% / 7.5% / 10% / 12% — the main residential schedule for 2025/26 and 2026/27.
Higher residential schedule (post-Dec 2024)
Wales's separate band schedule for additional property — raised 1pp across all bands on 11 December 2024. Starts at 5% from £0.
No FTB scheme — surfaced honestly
Most "UK stamp duty calculators" silently apply English FTB relief to Welsh property prices. This one shows you Wales has no scheme and uses the main rates.
No non-resident surcharge
Wales doesn't have one — non-UK residents pay the same LTT as Welsh residents. The toggle is hidden for Wales.
Compare against SDLT / LBTT
Toggle to England or Scotland to see how the same property would be taxed differently. Useful for cross-border buyers.
Band-by-band working
Every contributing band is shown beneath the result — verify the maths against the WRA's own calculator line for line.
Track your Welsh property in the bigger picture
WealthR tracks property value, mortgage balance and equity alongside investments and pensions — full 2026/27 UK income tax engine.
How LTT works in Wales in 2026
LTT (Land Transaction Tax) is the Welsh equivalent of England's SDLT. It's been in force since 1 April 2018, administered by the Welsh Revenue Authority (WRA), and replaced UK SDLT on Welsh property purchases from that date. The bands and rates are set by the Welsh Government and can differ from the rest of the UK at any time.
Like SDLT, LTT is sliced — each rate only applies to the portion of the price within its band. The main residential bands are: 0% to £225,000; 6% £225,001–£400,000; 7.5% £400,001–£750,000; 10% £750,001–£1,500,000; 12% above £1,500,000. Wales has the highest nil-rate threshold of the three UK jurisdictions (£225k vs Scotland's £145k and England's £125k).
The deliberate absence of a first-time buyer scheme
Wales is the only one of the three UK jurisdictions without a specific first-time buyer scheme. The Welsh Government's argument is that the higher main-rate nil-rate threshold (£225,000) does more for first-time buyers than a targeted relief would, since it applies to everyone — not just FTBs — and applies at any price (no upper cap).
The practical effect varies sharply with price. At £225,000 a Welsh FTB pays £0 LTT (within the nil-rate), the same as an English FTB at the same price (within their £300k FTB nil-rate). But at £300,000, a Welsh FTB pays £4,500 (6% on £75k) while an English FTB still pays £0. Above £500,000 the English FTB loses all relief and pays full SDLT — at which point Welsh LTT can become more favourable again.
Higher residential rates — the separate schedule
Wales's biggest mechanical difference from England is the higher-residential-rates structure. Rather than adding a surcharge to each band's standard rate (England's approach), Wales defines a completely separate band schedule for additional-property purchases. Starting at 5% from £0 (no nil-rate for additional property purchases in Wales), then 8.5%, 10%, 12.5%, 15% and 17% across larger bands.
The higher rates were raised by 1 percentage point across all bands on 11 December 2024 (Welsh Budget 2024) and the calculator uses the post-change rates. Higher residential rates apply when you own two or more residential properties at the end of the day of completion and the purchase isn't replacing your main residence.
Reclaiming higher residential rates
If you complete on a new main residence in Wales before selling your old one, you pay the higher rates up front but can reclaim the difference (down to the main residential rates) if you sell the previous main residence within 36 months of buying the new one. The claim is made through the Welsh Revenue Authority's online refund process.
What about non-residents?
Wales has no non-resident surcharge. A non-UK resident buying property anywhere in Wales pays the same LTT as a Welsh resident would. The +2% non-resident surcharge only exists for SDLT (England & NI).
Filing and payment deadlines
LTT returns are due within 30 days of completion (the same as Scotland, more generous than SDLT's 14 days). Your solicitor or conveyancer normally files the LTT return with the Welsh Revenue Authority and pays on the day of completion, then bills you for the amount on your closing statement. You should never have to pay the WRA directly yourself, but it's worth understanding the figure on your statement before you sign.
Things this tool deliberately doesn't model
- Non-residential and mixed-use property. LTT non-residential rates have a different schedule (max 6%). Not modelled here.
- Linked transactions. The WRA may link purchases between the same parties.
- Companies and trusts. Corporate residential purchases attract specific WRA rules.
- Multiple Dwellings Relief. Welsh MDR exists in some circumstances for multiple-property purchases as a single transaction.
- Lease transactions. Long residential leases have LTT treatment not covered here.
Common questions about LTT
What are the LTT rates in Wales in 2026?
Why doesn't Wales have first-time buyer relief?
How do Welsh higher residential rates work?
Does Wales have a non-resident surcharge?
When do I have to pay LTT?
What's the difference between LTT, SDLT and LBTT?
Can I reclaim higher rates if I sell my old home later?
Is LTT calculated on a 'slice' or 'slab' basis?
Are fixtures and fittings included in LTT?
Want to model the rest of the property maths?
WealthR has a mortgage overpayment calculator with full UK tax for deciding overpay-vs-invest.