Calculators
Land Transaction Tax calculator for Wales
The two Welsh rate tables, main and higher, applied by the Welsh Revenue Authority’s rules.
Checked by Radif Partners · Editorial policy · How we calculate
Land Transaction Tax on a £300,000 home in Wales is £4,500 at the main rates and £19,950 at the higher rates, which apply when a buyer will own more than one dwelling. The Welsh Revenue Authority has used the main bands since 10 October 2022: nothing up to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1,500,000 and 12% above. The higher rates are not a surcharge added to these bands but a separate table, in force since 11 December 2024, that starts at 5% from the first pound and climbs to 17%. Wales has no first-time buyer relief and no surcharge for buyers living abroad, so a first home and an overseas buyer’s home are taxed like any other single home. Companies pay the higher rates on any dwelling from £40,000. The return and payment are due within 30 days of completion.
More options: commercial property, company relief
Land Transaction Tax · Wales
£4,500
1.5% of £300,000 · rule applied: Main residential rates
| Portion | Rate | Tax |
|---|---|---|
| £0 to £225,000 | 0% | £0 |
| £225,000 to £400,000 | 6% | £4,500 |
Return and payment due within 30 days of completion.
Same purchase elsewhere in the UK
Main rates or higher rates: the only real choice
Welsh buyers face one question before any other: at the end of completion day, will any buyer own more than one dwelling worth £40,000 or more? If not, the main table applies. If so, the whole price goes through the higher table, unless the purchase replaces a main residence already sold. There is no third path for first-time buyers and no extra line for non-residents.
| Portion of the price | 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% |
| Above £1,500,000 | 12% |
| Portion of the price | 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% |
| Above £1,500,000 | 17% |
The authority’s own example for the main table is a £280,000 home, taxed £3,300. For the higher table, it uses a £260,000 second home, taxed £15,950. Both figures come out of this calculator unchanged.
When the higher rates come back
Buying the new home before selling the old one puts you on the higher table for a while. If the old main residence is then sold within 3 years, the difference between the two tables is refunded. The last column below is that amount, which the result panel also shows.
| Price | Main rates | Higher rates | Refundable if old home sold |
|---|---|---|---|
| £190,000 | £0 | £9,850 | £9,850 |
| £280,000 | £3,300 | £17,950 | £14,650 |
| £420,000 | £12,000 | £32,450 | £20,450 |
| £600,000 | £25,500 | £54,950 | £29,450 |
The refund guide covers the deadline and the evidence the authority asks for. For a check against the official tool, the Welsh Revenue Authority calculator uses the same tables.
Where the Welsh bill climbs fastest
The main table has a long flat start and then a steep first step: nothing up to £225,000, then 6% straight away, which is higher than the first taxed rate in England or Scotland. A buyer moving from £225,000 to £275,000 goes from £0 to £3,000. Each further £10,000 up to £400,000 adds £600. Try the prices you might offer before you commit: the result updates as you type, and the link under the panel keeps your figures for your conveyancer, who files the return with the Welsh Revenue Authority and pays the tax from the funds you send before completion.
Commercial and mixed-use property
Shops, offices, farmland and buildings that combine a flat with business premises use the non-residential table, with a nil band to £225,000 and a top rate of 6%. Tick “non-residential” in the advanced options. Because a mixed-use purchase is taxed on that table, the higher residential rates do not arise on it.