Wales Land Transaction Tax (LTT) Calculator 2026–27
Calculate Welsh Land Transaction Tax for 2026–27 on a home, an additional property or a commercial purchase, with a band-by-band breakdown.
Calculate Welsh Land Transaction Tax (LTT) for a single unlinked outright purchase under rates current for 2026–27. Each rate applies only to the portion of chargeable consideration in its band. Select an already established tax category: living in the property does not, by itself, establish eligibility for main residential rates.
How to use this tool
- Enter total chargeable consideration, including VAT. The tax calculation rounds consideration down to whole pounds.
- Choose confirmed main residential, higher residential or non-residential/mixed-use treatment.
- Read the total and band breakdown. For higher rates, the displayed extra is a comparison, not a refund decision.
Formula
LTT = sum of each band’s chargeable consideration × its rate
Main residential rates are 0%, 6%, 7.5%, 10% and 12%, changing at £225,000, £400,000, £750,000 and £1.5 million. Higher rates are 5%, 8.5%, 10%, 12.5%, 15% and 17%, changing at £180,000, £250,000, £400,000, £750,000 and £1.5 million. Non-residential rates are 0%, 1%, 5% and 6%, changing at £225,000, £250,000 and £1 million. For the single dwelling modeled here, higher rates start at £40,000 consideration.
Example
A £300,000 purchase eligible for main rates pays 6% on £75,000, giving £4,500. If higher rates apply, tax is £9,000 on the first £180,000, £5,950 on the next £70,000 and £5,000 on the remainder: £19,950, or £15,450 more.
Frequently asked questions
Does selling my previous home guarantee a refund?
No. A sale within three years commonly meets the timing condition, but all replacement-main-residence rules must be met. You and your spouse must dispose of the relevant interest, and higher rates must not still apply for another reason. Limited extended periods exist.
Is there first-time buyer relief?
No separate LTT first-time buyer relief applies. Main residential rates have a £225,000 nil band, but a joint buyer or spouse’s property interests can make higher rates apply.
When is the tax due?
Normally within 30 days starting after the effective date. Completion usually supplies that date, but substantial performance can trigger it earlier. Confirm the return and payment deadline with the transaction’s conveyancer.
What is excluded?
Leases and rent, linked transactions, multiple dwellings, subsidiary-dwelling tests, reliefs and contracts protected by transitional rules need separate calculations. The category selector does not assess those legal conditions.
Sources
This tool gives an estimate for general information only. It is not financial, tax, legal or medical advice — check with a qualified professional before you rely on the result.
Last updated: 2026