LTT calculator
Enter the price of a home in Wales to see the Land Transaction Tax (LTT) on it. Under the result, a table breaks the price into bands and gives the rate and the tax for each band.
What the calculator assumes
- The home is in Wales, and the rates are the ones the Welsh Government publishes for 2026/27.
- The property is residential only. Purchases that mix homes with shops, offices or land used for business have separate non-residential rates.
- The price is for a freehold, or it is the premium for a lease. The calculator leaves out any tax on the rent under a new lease.
- This purchase is not linked to any other.
- No relief is applied. Wales has no relief for first-time buyers, and the calculator does not cover the other reliefs.
- The tax is rounded down to the whole pound.
How the tax is worked out
LTT is a banded tax. The first band has a nil rate, and each band above it has a higher rate. Only the amount of the price inside a band is taxed at that band's rate. So a price just over an edge pays the new rate on the few pounds above it, and the amount below the edge is taxed as before. The calculator adds the tax for all the bands. The table under the result gives each band, so they are not copied onto this page.
There are two sets of bands. The main residential rates apply to most people who buy a home to live in, including those who move home. First-time buyers in Wales pay the main rates too, because LTT has no special relief for them. The calculator says so when first-time buyer is chosen, and the result is the same as for a home mover at that price.
The higher residential rates apply to a buyer who will own more than one home after the purchase, such as a second home or a property to let. They are a separate set of bands with a rate on the first slice of the price, and they replace the main rates for the whole purchase. A buyer who replaces a main residence can be exempt, and the Welsh Revenue Authority sets out the conditions.
The Welsh Government lists both sets of bands on its page about LTT rates and bands. Its LTT overview confirms that there is no relief for first-time buyers. Each figure, with the date we checked it, is on the sources page. The methodology page covers the rounding.
Who pays which tax
The tax follows the address of the property. A home in Wales comes under LTT, which the Welsh Revenue Authority collects. A home in England or Northern Ireland comes under Stamp Duty Land Tax; see the Stamp Duty calculator. A home in Scotland comes under Land and Buildings Transaction Tax; see the LBTT calculator. A buyer from anywhere in the UK, or from abroad, pays the tax of the place where the home stands.
The buyer is liable for LTT. In most purchases the solicitor or conveyancer files the return and pays the tax from the buyer's funds.
Spotted a mistake?
Email [email protected]. Give the price, the type of buyer and the answer you expected. You can see fixed errors on the corrections page.