LTT Wales calculator, 2026/27
Property bought in Wales is taxed under Land Transaction Tax, not stamp duty land tax, with its own bands and its own higher rates surcharge for second homes, buy-to-lets and company purchases. This calculator gives an estimate for directors and landlords buying in Wales.
The ltt wales calculator runs on the rates and thresholds HMRC has published for the 2026/27 tax year, so the figures you see reflect the position your company is actually filing on rather than a historic set of bands. Change any input and the result recalculates immediately, with no sign-up and nothing sent anywhere.
If you are a director of a UK limited company, use it as a first look before a decision rather than as the decision itself. LTT main residential bands used: 0% up to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1,500,000, 12% above that, applied progressively slice by slice. Real company positions bring in other income, reliefs, group structures and prior year adjustments that a single page of inputs cannot see, which is why the workings are written out below under property & landlord. Read those, then check the numbers against your own accounts, and speak to us if anything looks materially different from what you expected.
Last reviewed 12 September 2026 for the 2026/27 tax year. Reviewed by Waqas Sagar, Member of ICAEW, Fellow of ACCA, Fellow of AAT.
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Result, 2026/27
Estimated LTT due
Standard residential LTT
Higher rates surcharge (5%)
Marginal band reached
Confirm current bands and the surcharge rate on gov.wales before completing.Illustration only, figures are based on the rates you have selected and the information entered. Please check your own position with us before acting.
Estimates for the 2026/27 tax year using published GOV.UK rates. Switch between 2026/27 and 2025/26 above.
LTT versus stamp duty land tax
Wales introduced its own Land Transaction Tax in April 2018, replacing stamp duty land tax for property transactions in Wales. Like Scotland's LBTT, it has diverged from the rest of the UK over time, with its own bands, its own higher rates surcharge for additional residential property, and its own administering body, the Welsh Revenue Authority, rather than HMRC.
Anyone buying across the England/Wales border, or comparing a purchase in Wales with one in England, needs to use the correct calculator for each side, since the bands and thresholds are set independently and have moved apart over successive Welsh and UK Budgets.
How this is calculated
This calculator applies LTT's progressive main residential bands: 0% on the first £225,000, 6% on the next £175,000 up to £400,000, 7.5% up to £750,000, 10% up to £1,500,000, and 12% above £1,500,000. As with LBTT and SDLT, each rate applies only to the portion of the price falling in that band.
Where the higher residential rates apply, because the buyer already owns another residential property, is buying a second home, or is a company, a flat surcharge (modelled here at 5%) is added to the whole purchase price, on top of the standard bands, which the Welsh Revenue Authority calculates and collects together as a single LTT liability.
Reliefs and points to confirm before completion
Wales does not currently offer a first-time buyer relief equivalent to England's SDLT relief, which is a common surprise for buyers moving from England. If you sell your previous main residence within a set period (currently 3 years) after paying the higher rates on a replacement main residence, you can normally reclaim the surcharge portion.
Because Welsh Budgets can move LTT bands and the higher rates surcharge independently of UK Budgets, always check the live figures on gov.wales or with the Welsh Revenue Authority, especially if your completion date is close to a Welsh Budget announcement.
What this means for your company
Treat the result as a planning figure for the 2026/27 tax year. If it changes what you were about to do, take a director's salary, a dividend, a large asset purchase or a filing decision, check it against your own accounts first. We can review the position with you and confirm the tax treatment before you commit.
Frequently asked questions
Is LTT the same as stamp duty land tax?
No. Land Transaction Tax is Wales's own property transaction tax, replacing stamp duty land tax for Welsh property since April 2018. It has different bands, a different surcharge for additional property, and is collected by the Welsh Revenue Authority rather than HMRC.
Is there a first-time buyer relief for LTT?
No, unlike England's SDLT relief for first-time buyers, Wales does not currently offer an equivalent LTT relief, so first-time buyers pay the same main residential rates as everyone else purchasing a single, main home.
What triggers the higher residential rates surcharge?
Buying an additional residential property while already owning one, buying a second home, or a company purchasing a residential property, will normally trigger the higher rates surcharge on top of the standard LTT bands, currently modelled here at 5% of the full price.
Can I reclaim the higher rates surcharge?
Yes, if you sell your previous main residence within the time limit set by Welsh Revenue Authority rules (currently 3 years) after buying a replacement main residence and paying the surcharge, you can usually apply for a refund of the surcharge element.
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