Do You Pay Stamp Duty in Wales?

My Conveyancing Specialist · Stamp Duty and Land Transaction Tax in Wales · Reviewed by Richard David · Last reviewed August 2026

No — there is no Stamp Duty in Wales. Since 1 April 2018, buying a home or land in Wales has been taxed under Land Transaction Tax (LTT) instead, collected by the Welsh Revenue Authority rather than HMRC. You still pay a tax when you buy property over a certain price — it simply has a different name, different thresholds and different rules from the Stamp Duty paid in England. Here’s what you actually pay, and how LTT differs from Stamp Duty.

Is there Stamp Duty in Wales?

No. Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland, but it was switched off in Wales on 1 April 2018 and replaced by Land Transaction Tax. Scotland made the same move earlier, replacing SDLT with its own Land and Buildings Transaction Tax. So while people still search for “Stamp Duty in Wales” out of habit, the tax you actually pay is LTT.

The idea is the same — a tax on buying residential or non-residential property and land — but because it’s set by the Welsh Government and administered by the Welsh Revenue Authority, the thresholds, rates and reliefs are genuinely different. Reading across from an English Stamp Duty figure to a Welsh purchase is one of the most common (and expensive) mistakes buyers make.

What is Land Transaction Tax?

Land Transaction Tax is a self-assessed tax you pay when you buy property or land in Wales above a certain value. Like Stamp Duty, it’s banded and progressive: each rate applies only to the slice of the purchase price that falls within that band, not to the whole price. It covers both residential property (homes) and non-residential property (commercial premises, and some mixed-use purchases), each with its own rates.

You don’t work it out or file it yourself. Your conveyancer or solicitor calculates the LTT, prepares the LTT return, and pays the tax to the Welsh Revenue Authority from your completion funds — so for most buyers it’s simply part of the conveyancing process.

Land Transaction Tax rates in Wales (2026/27)

For anyone buying a single main home in Wales, these are the current standard residential rates, which have applied since October 2022:

Rates set by the Welsh Government and current as at August 2026 — confirm the latest figures before you buy.

Because the first £225,000 is tax-free — the highest starting threshold anywhere in the UK — many Welsh buyers pay no Land Transaction Tax at all. The rate then jumps straight to 6% above the threshold, which is steeper than England’s 2%.

Land Transaction Tax vs Stamp Duty: the key differences

This is where Wales and England genuinely diverge. If you’re used to English Stamp Duty, five differences catch people out:

• A higher tax-free threshold. Wales starts LTT at £225,000; England’s standard Stamp Duty threshold is £125,000. So Wales is friendlier at lower prices.
• A steeper first rate. Above the threshold, Wales charges 6% where England charges 2% — so mid-priced Welsh homes can cost more in tax than English ones.
• No first-time buyer relief. England gives first-time buyers a Stamp Duty break up to £300,000. Wales has no first-time buyer relief at all.
• No overseas-buyer surcharge. England adds a 2% surcharge for non-UK residents. Wales does not.
• A longer deadline. The Welsh LTT return and payment are due within 30 days of completion, against England’s 14 days.

Add the different higher-rate structure for second homes (below), and it’s clear why you can’t simply reuse an English Stamp Duty figure for a Welsh purchase.

How much will you pay? Worked examples

Because only the slice above £225,000 is taxed at the standard rates, the bills work out like this — with the equivalent English Stamp Duty shown for comparison:

• £250,000 home — LTT £1,500 (England SDLT: £2,500). Wales cheaper.
• £300,000 home — LTT £4,500 (England SDLT: £5,000). Roughly level.
• £350,000 home — LTT £7,500 (England SDLT: £7,500). Identical.
• £500,000 home — LTT £18,000 (England SDLT: £15,000). Wales dearer.

The pattern: Wales is cheaper at the bottom (thanks to the £225,000 threshold) and more expensive higher up (thanks to the 6% band). Where the two cross depends on the exact price, which is why a proper calculation matters.

Higher rates: second homes, buy-to-let and holiday homes

If you’ll own more than one property at the end of the transaction — a second home, a buy-to-let, or a holiday home — you usually pay the higher residential rates. Since December 2024, Wales uses a completely separate, steeper band table for these, starting at 5% from the first pound and rising to 17% on the most expensive properties. Crucially, it’s a different table all the way down (it begins at £180,000, not £225,000), so you cannot work out a higher-rate bill by adding a flat surcharge to the standard figure — a mistake many online guides make.

The higher rates apply whether the additional property is bought by an individual, a couple, or a limited company, and whether your other property is in the UK or abroad. If you’re replacing your main residence but there’s a timing overlap, you may pay the higher rates first and reclaim them later (see refunds below).

First-time buyers in Wales

First-time buyers get no special treatment under LTT — Wales is the only UK nation without a first-time buyer relief. But because the £225,000 threshold applies to everyone, most first-time buyers still pay nothing. We’ve covered this in full, including how it compares with England, in our guide to Land Transaction Tax for first-time buyers in Wales.

Non-residential and mixed-use property

LTT also applies to non-residential property — commercial premises, agricultural land, and mixed-use purchases (part home, part commercial). The non-residential rates and thresholds differ from the residential ones, and leases can bring in an extra calculation on the annual rent as well as the purchase price. If you’re buying anything other than a straightforward home, your conveyancer will confirm which rates apply.

When and how do you pay LTT?

Land Transaction Tax is self-assessed, but in practice your solicitor handles it:

• they calculate the tax due on your purchase;
• they file the LTT return with the Welsh Revenue Authority — online or by paper return;
• they pay the tax from your completion funds;
• all within 30 days of the effective date (usually your completion date).

Miss the deadline and the WRA charges interest and penalties, so it’s dealt with as a routine part of completion. Even where no tax is due, a return is often still required for a notifiable transaction — again, your conveyancer takes care of it.

Can you claim back Land Transaction Tax?

Sometimes. The main LTT refund applies where you paid the higher rates because you temporarily owned two homes — for example you bought your new home before selling the old one. If you sell your previous main residence within the allowed window (generally 36 months), you can reclaim the higher-rate portion. There’s no refund simply for being a first-time buyer, and “schemes” that promise to avoid LTT should be treated with caution — Wales operates a general anti-avoidance rule against artificial arrangements.

Related: Conveyancing solicitors in Cardiff · Stamp Duty explained (England)

Is Stamp Duty in Wales changing?

The standard LTT rates have applied since October 2022 and, as at August 2026, no change has been announced. Because LTT is set independently by the Welsh Government, changes to Stamp Duty in England — announced in UK Budgets — do not automatically apply in Wales. It’s always worth checking the current position, or asking your conveyancer, before you commit.

Frequently asked questions

Do I have to pay Stamp Duty when buying a house in Wales?

Not Stamp Duty — Land Transaction Tax. You pay LTT if the property costs more than £225,000; below that, there’s nothing to pay.

Is Land Transaction Tax the same as Stamp Duty?

It’s the Welsh replacement for Stamp Duty and works in a similar banded way, but the thresholds, rates and reliefs are different and it’s collected by the Welsh Revenue Authority, not HMRC.

How much is Stamp Duty on a £350,000 house in Wales?

£7,500 in Land Transaction Tax — 6% on the £125,000 above the £225,000 threshold. The equivalent English Stamp Duty is also £7,500 at this price.

Who is exempt from paying Land Transaction Tax in Wales?

Purchases at or below £225,000 attract no LTT, and certain transactions — such as some transfers between spouses or civil partners, or property passing on divorce — can be exempt. Your solicitor confirms whether an exemption applies.

Is Stamp Duty in Wales different to England?

Yes. Wales has a higher tax-free threshold (£225,000 vs £125,000), a steeper first rate (6% vs 2%), no first-time buyer relief, no overseas surcharge, a different higher-rate table for additional properties, and a 30-day rather than 14-day deadline.

Who has to pay Land Transaction Tax?

The buyer, on most purchases of residential or non-residential property or land in Wales above the threshold. Your conveyancer files the return and pays it on your behalf.

Can you claim back Land Transaction Tax?

Yes, in one main case: if you paid the higher rates on an additional property and then sold your previous main residence within the allowed window (generally 36 months).

This article is general information about the position in Wales as at August 2026 and is not legal or tax advice. Land Transaction Tax rates and rules are set by the Welsh Government and change — your conveyancer or a qualified tax adviser can confirm what applies to your purchase.

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