Stamp Duty Wales Calculator: Land Transaction Tax 2026
Wales does not charge Stamp Duty Land Tax. Since 1 April 2018 every home bought in Wales pays Land Transaction Tax (LTT) instead, set by the Welsh Government and collected by the Welsh Revenue Authority. Nothing is due on the first £225,000 of a main home; above that the rate is 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% beyond. There is no first-time buyer relief in Wales.
Main rates in force from 10 October 2022; higher rates from 11 December 2024. Source: gov.wales, Land Transaction Tax rates and bands. Last reviewed 23 August 2026. Information only, not tax advice; your conveyancer files the return.
Worked example: the average Cardiff first-time buyer (£233,000)
First-time buyers in Cardiff paid an average of £233,000 in April 2026 (ONS). Main rates apply because Wales has no first-time buyer relief.
LTT due: £480, an effective rate of 0.21%. Only £8,000 of the price sits above the £225,000 threshold, taxed at 6%. The same purchase in England would cost a first-time buyer £0 under SDLT first-time buyer relief.
Change the inputs below to model your own numbers.
Worked example: the average Cardiff mortgage purchase (£278,000)
Homes bought with a mortgage in Cardiff averaged £278,000 in May 2026 (ONS, provisional).
LTT due: £3,180 (1.14% effective). That is £53,000 × 6%. Lenders do not let you add LTT to the mortgage, so it has to come from savings on completion day on top of your deposit.
Change the inputs below to model your own numbers.
Worked example: the average Cardiff home-mover (£334,000)
Home-movers in Cardiff paid an average of £334,000 in May 2026 (ONS, provisional).
As a main home: £6,540 (1.96%). The same house in England would cost a mover £6,700 in SDLT, so at this price Wales is £-160 dearer. If it were a second home or buy-to-let, the higher rates would apply and the bill would be £23,350.
Change the inputs below to model your own numbers.
Land Transaction Tax rates 2026: main residential bands
These apply when the property will be your only or main home. They have been in force since 10 October 2022. LTT is a marginal tax: each rate applies only to the slice of the price inside its band, not to the whole price.
| Price band | LTT rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Higher rates: second homes, buy-to-let and company purchases
If you will own two or more residential properties at the end of the day you complete, and you are not replacing your main home, the higher residential rates apply to the whole price from the first pound. The Welsh Government raised every higher-rate band by one percentage point on 11 December 2024. If you sell your previous main home within three years you can claim the difference back.
| Price band | Higher rate |
|---|---|
| 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 £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Buying in Cardiff specifically? Our guide to LTT on second homes and buy-to-let in Cardiff covers the replacement-main-home rules and the refund process.
Stamp duty in Wales vs England: the same price, side by side
Wales starts charging at £225,000 against England's £125,000, so movers below about £345,000 pay less in Wales. England's first-time buyer relief (0% to £300,000, 5% to £500,000) has no Welsh equivalent. England figures use the SDLT bands in force from 1 April 2025.
| Price | Wales: main home | Wales: second home | England: mover | England: first-time buyer |
|---|---|---|---|---|
| £200,000 | £0 | £10,700 | £1,500 | £0 |
| £250,000 | £1,500 | £14,950 | £2,500 | £0 |
| £300,000 | £4,500 | £19,950 | £5,000 | £0 |
| £350,000 | £7,500 | £24,950 | £7,500 | £2,500 |
| £400,000 | £10,500 | £29,950 | £10,000 | £5,000 |
| £500,000 | £18,000 | £42,450 | £15,000 | £10,000 |
| £750,000 | £36,750 | £73,700 | £27,500 | £27,500 |
For the background on why the two taxes diverged, read Land Transaction Tax vs stamp duty.
How LTT fits into your mortgage
It cannot be borrowed. Lenders lend against the property price, not the costs of buying it, so LTT comes out of your savings on completion. A buyer with £30,000 saved towards a £300,000 Cardiff home has £4,500 of LTT to pay, leaving £25,500 for the deposit, which is below the 10% most lenders want at that price.
It changes the 5% and 10% deposit maths. Because the tax lands on the same day as the deposit, the question is never "can I afford the deposit" but "can I afford the deposit plus LTT plus legal fees". Our low-deposit routes in Wales guide works through the totals.
It is due within 30 days. Your conveyancer files the LTT return with the Welsh Revenue Authority and pays from completion funds, so you will be asked for the money before completion, not after.
Frequently asked questions
Is there stamp duty in Wales?
Not under that name. Stamp Duty Land Tax was replaced in Wales by Land Transaction Tax (LTT) on 1 April 2018. LTT is set by the Welsh Government and collected by the Welsh Revenue Authority, and it applies to every property purchase in Wales, including Cardiff. Most people still call it stamp duty, and the calculator above works either way.
What is the Land Transaction Tax threshold in Wales?
£225,000 for a main home. Nothing is charged on the first £225,000 of the price, then 6% applies between £225,001 and £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above that. These main rates have applied since 10 October 2022. For additional properties the higher rates start at 5% from the first pound.
Do first-time buyers pay Land Transaction Tax in Wales?
Yes, at the same main rates as everyone else. Unlike England, Wales has no first-time buyer relief. The Welsh Government's position is that the £225,000 nil-rate threshold already exempts most first-time buyers: the average Cardiff first-time buyer purchase of about £233,000 (ONS, April 2026) attracts only £480 of LTT.
How much is Land Transaction Tax on a £300,000 house in Wales?
£4,500 for a main home. The first £225,000 is taxed at 0% and the remaining £75,000 at 6%. If the property is a second home or buy-to-let the higher rates apply and the bill is £19,950.
What are the higher rates of LTT for second homes and buy-to-let?
From 11 December 2024 the higher residential rates are 5% up to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5 million and 17% above. They apply when you already own another residential property anywhere in the world at completion and are not replacing your main home, and to most purchases by companies.
When do I have to pay Land Transaction Tax?
The LTT return and payment are due within 30 days of the effective date of the transaction, which is normally completion. In practice your conveyancer files the return and pays the tax from the completion funds, so you need the money available on completion day alongside your deposit.
Is stamp duty cheaper in Wales or England?
It depends on the price. Wales has the higher nil-rate threshold (£225,000 against England's £125,000), so movers buying below £350,000 pay less in Wales. England's first-time buyer relief (0% to £300,000) means first-time buyers in England pay nothing up to £300,000, whereas a Welsh first-time buyer at £300,000 pays £4,500. Above £350,000 Wales charges more for movers because its 6% and 7.5% bands are steeper than England's 5%.