Useful next calculations
Rates and sources, in force in 2026/27
Welsh Land Transaction Tax residential rates. Main rates apply from 10 October 2022. Higher rates are a separate table from 11 December 2024, not an add-on. Wales has no first-time buyer relief. Draft Budget 2026-27 left these rates unchanged.
| Band or figure | Rate |
|---|---|
| Main £0 – £225,000 | 0% |
| Main £225,001 – £400,000 | 6% |
| Higher £0 – £180,000 | 5% |
| First-time buyer relief | None in Wales |
Source: Welsh Government — Land Transaction Tax rates and bands. Source checked for in force in 2026/27.
When to use this calculator
- Before buying, renting, refinancing or reviewing a property investment.
- When you want to compare cash flow, tax, yield or ownership costs.
- When you need a fast estimate before speaking to an agent, lender or adviser.
- When you want to see how a rate or price change moves the result.
Example: £280,000 main residential purchase
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Purchase price | £280,000 |
| Rate table | Main residential |
| LTT due | £3,300 |
0% on the first £225,000 and 6% on the remaining £55,000 is £3,300.
Example: £260,000 higher-rate purchase
| Input | Value |
|---|---|
| Purchase price | £260,000 |
| Rate table | Higher residential rates |
| LTT due | £15,950 |
Higher rates are their own table: 5% on £180,000, 8.5% on the next £70,000, and 10% on the remaining £10,000.
Example: same £280,000 on higher rates
| Input | Value |
|---|---|
| Purchase price | £280,000 |
| Main-rate LTT | £3,300 |
| Checkpoint | Switch the additional-property toggle to see the higher-rate table |
Do not add 5% to the main-rate result. Wales replaced that method with a separate higher-rate table.
How to read your results
Effective Rate
The effective rate lets you compare options on a like-for-like basis rather than being misled by different compounding periods or fee structures.
Method & assumptions
This calculator applies the residential Land Transaction Tax (LTT) rates published by the Welsh Government. Main residential rates apply from 10 October 2022. Higher rates for additional dwellings are a separate table from 11 December 2024. Draft Budget 2026-27 left these rates unchanged. Wales has no first-time buyer relief.
It does not model non-residential property, linked transactions, leases or company purchases. Verify your position with the Welsh Revenue Authority and your conveyancer before exchange.
Official references
Common mistakes
- Comparing rent and ownership costs without including taxes, fees and maintenance.
- Using purchase price alone without testing financing or vacancy assumptions.
- Relying on yield or growth in isolation instead of reviewing the full property case.
- Using the wrong national transaction-tax calculator for the purchase location.
What to do next
- Confirm whether the higher residential rates apply. They are a different table, not a surcharge on the main bands.
- Do not apply English first-time buyer relief to a Welsh purchase.
- Verify the return with the Welsh Revenue Authority and your conveyancer before completion.