Example result based on the prefilled values.
| Result | Value |
|---|---|
| LTT | £3,300.00 |
| Extra vs main rates | £0.00 |
| Effective Rate | 1.20% |
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Useful next calculations
Rates & sourcesin 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 / 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 comparing lenders, brokers, or repayment options.
- When you want to test how a different deposit, rate, or term changes affordability.
- When you need a quick estimate before using a formal quote or agreement in principle.
- When you are stress-testing your budget against a potential rate rise to see the impact on monthly payments.
- When you want to understand the full cost of borrowing — not just the monthly figure — before you commit.
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
LTT
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Extra vs main rates
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Effective Rate
The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.
Method & assumptionsAuthoritative sources
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
- !Mixing up loan amount and property value, which can distort affordability and LTV.
- !Using a headline rate but forgetting fees, insurance, taxes, or repayment type.
- !Testing only one term length instead of comparing the payment and total cost together.
- !Forgetting that a repayment mortgage and an interest-only mortgage produce very different monthly figures and total costs.
- !Not accounting for the impact of a rate revert after an introductory fixed period ends, which can sharply increase payments.
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.
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