LTT Calculator - Calculate Welsh Land Transaction Tax 2025

Free calculator to determine Land Transaction Tax for residential properties in Wales with 2025 rates and higher residential property surcharge

Updated: November 2025 • Free Tool

LTT Calculator

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Property Type Guide:

  • Main Residence: Standard rates apply for your main home in Wales
  • Additional Property: Higher rates (5% surcharge) if you'll own more than one property (£40,000+)

Results

Total LTT
£0
Property Price £0
Effective LTT Rate 0%
Total with LTT £0

LTT Breakdown:

What is a LTT Calculator?

A LTT Calculator is a free property tax tool that helps you calculate Land Transaction Tax (LTT) when buying residential property in Wales. It determines the exact tax amount based on property price, property type, and current 2025 Welsh Revenue Authority rates.

This calculator works for:

  • Main residence buyers - Calculate standard LTT with £225,000 nil rate threshold
  • Property budgeting - Understand total acquisition costs including LTT for Welsh properties
  • Additional properties - Calculate higher residential rates for second homes and buy-to-let in Wales
  • Property comparison - Compare LTT costs across different price points in the Welsh property market
  • Tax planning - Understand Welsh property tax implications before purchasing

How LTT Calculator Works

LTT is calculated using tiered rates that apply to different portions of the property price (current as of 2025):

Main Residential Rates:

  • £0 - £225,000: 0%
  • £225,001 - £400,000: 6%
  • £400,001 - £750,000: 7.5%
  • £750,001 - £1,500,000: 10%
  • Above £1,500,000: 12%

Higher Residential Rates (from Dec 11, 2024):

  • £0 - £225,000: 5%
  • £225,001 - £400,000: 11%
  • £400,001 - £750,000: 12.5%
  • £750,001 - £1,500,000: 15%
  • Above £1,500,000: 17%

Higher rates apply to additional properties over £40,000 (5 percentage points above main rates)

Example: For a £300,000 main residence:

  • £0 - £225,000: £0 (0%)
  • £225,001 - £300,000: £4,500 (6% of £75,000)
  • Total LTT: £4,500

Key LTT Concepts Explained

Tiered Taxation

LTT uses progressive bands like income tax. Each portion of the purchase price is taxed at the rate for that band, not the entire amount at one rate.

£225,000 Threshold

Wales has a higher tax-free threshold than England (£225,000 vs £125,000), meaning around 60% of Welsh property transactions pay no LTT at all.

Higher Residential Rates

If you'll own more than one property after purchase (£40,000+), rates are 5 percentage points higher across all bands. Increased from December 11, 2024.

Effective Rate

Your overall LTT as a percentage of the purchase price. Lower than the top marginal rate due to tiered taxation.

How to Use the LTT Calculator

  1. Enter Property Price: Input the agreed purchase price of the residential property in Wales
  2. Select Property Type:
    • Main Residence: Choose if this will be your only or main home in Wales
    • Additional Property: Select for second homes, buy-to-let, or if you'll own multiple properties
  3. Click Calculate: View instant results showing total LTT, effective rate, and detailed breakdown by tax band
  4. Review Breakdown: Check how LTT is calculated across different price bands to understand your tax liability
  5. Plan Your Budget: Add LTT to solicitor fees, survey costs, and removal expenses for total moving costs in Wales

Important Notes:

  • LTT must be paid within 30 days of completion
  • Your solicitor typically handles payment and submission to Welsh Revenue Authority
  • Wales has a £225,000 tax-free threshold (higher than England's £125,000)
  • Higher rates increased by 1% across all bands from December 11, 2024
  • Rates shown are current as of November 2025

Benefits of Using LTT Calculator

•
Accurate Welsh Budgeting: Know exact LTT costs before making an offer on Welsh property to budget total acquisition costs including taxes, fees, and moving expenses
•
Higher Tax-Free Threshold: Benefit from Wales' £225,000 nil rate threshold - around 60% of Welsh property buyers pay no LTT at all
•
Investment Planning: Understand higher residential rates for buy-to-let and second homes in Wales to calculate true investment returns
•
Instant Results: Get immediate LTT calculations with detailed breakdowns showing tax by band for transparency
•
Price Comparison: Compare LTT across different property prices to understand how tax changes at band thresholds in the Welsh market
•
Current 2025 Rates: Uses latest Welsh Revenue Authority rates for 2025, including the December 2024 higher rate increase
•
Free & Private: No registration required, calculations performed locally in your browser with complete privacy

Factors Affecting LTT

Property Price:

Higher prices incur more LTT due to progressive tax bands. Properties over £1.5m pay 12% on the portion above this threshold (or 17% for additional properties).

Property Type:

Main residences use standard rates with £225,000 nil rate threshold. Additional properties pay 5 percentage points more across all bands for properties over £40,000.

Additional Property Ownership:

Owning multiple properties adds significant tax - e.g., a £300,000 additional property costs £18,750 LTT vs £4,500 for a main residence.

Property Category:

This calculator is for residential properties in Wales. Commercial properties, mixed-use properties, and non-residential land have different LTT rules and rates.

Location:

LTT applies in Wales only. England and Northern Ireland have SDLT (Stamp Duty Land Tax) and Scotland has LBTT with different rates and thresholds.

Purchase Date:

LTT rates change over time. The higher residential rates increased by 1% on December 11, 2024. Always check for the most recent rates when purchasing Welsh property.

LTT Calculator - Free online calculator to calculate Land Transaction Tax for Wales with 2025 rates, higher residential property surcharge, and instant results
Professional LTT calculator interface for calculating Land Transaction Tax on residential property purchases in Wales. Features include property price input, property type selection (main residence, additional property), instant tax calculations with detailed band-by-band breakdown, and mobile-responsive design for accurate 2025 Welsh Revenue Authority rates including higher residential rates from December 2024.

Frequently Asked Questions

What is LTT and who pays it?

Land Transaction Tax (LTT) is a tax paid on property purchases in Wales. The buyer pays LTT when purchasing a residential or commercial property above certain thresholds. As of 2025, standard residential properties are taxed on values above £225,000.

How much is LTT on a £300,000 house?

For a standard residential property at £300,000: no LTT on first £225,000; 6% on £225,001-£300,000 (£4,500). Total LTT: £4,500. For additional properties, higher rates apply with a 5% surcharge on all bands.

Is there first-time buyer relief for LTT in Wales?

Unlike England's SDLT, Wales LTT does not currently offer specific first-time buyer relief. The standard nil rate threshold of £225,000 applies to all buyers purchasing their main residence, which is higher than England's £125,000 threshold.

What is the higher residential rate for additional properties?

When buying an additional residential property (second home, buy-to-let) in Wales for £40,000 or more, higher residential rates apply. From December 11, 2024, these rates are 5 percentage points above the main rates across all bands.

When do I have to pay LTT?

LTT must be paid within 30 days of the effective date of the transaction (usually the date of completion). Your solicitor or conveyancer typically handles the payment and submits the LTT return to the Welsh Revenue Authority on your behalf.

How does LTT compare to stamp duty in England?

Wales LTT has a higher tax-free threshold (£225,000 vs £125,000 in England), meaning around 60% of Welsh property transactions pay no LTT. However, the rates above this threshold are different, with Wales using 6%, 7.5%, 10%, and 12% compared to England's 2%, 5%, 10%, and 12%.