Rank
#3
← Stamp duty by UK nation
WLS · LTT · rank #3
🏴Wales LTT
About £10,500 on £400k only/main home (standard rates).
🏴
Wales LTT on £400k
On a £400,000 only/main home, Wales LTT is about £10,500 (effective 2.63%). Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
Key takeaways
- Wales LTT on £400k standard ≈ £10,500 (rank #3 of 4).
- FTB ≈ £10,500; additional ≈ £29,950.
- At £250k standard ≈ £1,500; at £1m ≈ £61,750.
- Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
- Authority: GOV.WALES — Land Transaction Tax rates and bands.
Wales LTT overview
Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
On a £400,000 only/main home, Wales LTT is about £10,500 (effective 2.63%). Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
Effective rate on £400k standard: 2.63%.
Worked LTT stack
£400k main: 6% × £175k = £10,500.
FTB column uses main rates here (no separate GOV.WALES FTB table) → £10,500.
£400k higher residential: £29,950.
FTB vs additional on £400k
First-time buyer modelled tax: £10,500.
Additional / second home: £29,950.
At £500k: standard £18,000 · FTB £18,000 · additional £42,450.
How Wales compares at £400k
England SDLT £10,000 · Wales LTT £10,500 · Scotland LBTT £13,350.
Wales uses a different statute from England/NI SDLT, so nil bands and higher-rate mechanics differ.
What this profile includes
Residential freehold/lease premium consideration only — not NPV rent, non-residential, shared ownership, or corporate surcharges.
Buyer-type columns apply published schedules; they do not decide your ADS/FTB eligibility for you.
Scoreboard (£400k)
Standard
£10,500
First-time buyer
£10,500
Additional
£29,950
Effective 2.63% on standard rates. Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
Wales standard bands
From GOV.WALES — Land Transaction Tax rates and bands.
| Band | Rate |
|---|---|
| £0 – £225,000 | 0% |
| £225,000 – £400,000 | 6% |
| £400,000 – £750,000 | 7.5% |
| £750,000 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Worked examples for LTT
Official: £280k Wales main LTT (GOV.WALES)
£3,300
- 0% on first £225k = £0.
- 6% on final £55k = £3,300.
- Total LTT = £3,300.
Matches GOV.WALES main residential example.
Official: £260k Wales higher LTT (GOV.WALES)
£15,950
- 5% on first £180k = £9,000.
- 8.5% on next £70k = £5,950.
- 10% on final £10k = £1,000.
- Total LTT = £15,950.
Matches GOV.WALES higher residential example (from 11 Dec 2024).
£400k Wales LTT (main) vs England
£10,500
- Wales: 6% × £175k = £10,500.
- England SDLT at same price = £10,000.
- Wales is £500 higher on this vignette.
GOV.WALES main residential bands from 10 Oct 2022.
£250k — Wales can undercut England
£1,500
- Wales LTT: 6% × £25k = £1,500.
- England SDLT: 2% × £125k = £2,500.
- Nil-band difference (£225k vs £125k) flips the mid-market comparison.
Cross-check both band tables at the same offer price.
Price ladder — standard · FTB · additional
| Price | Standard | FTB | Additional |
|---|---|---|---|
| £250,000 | £1,500 | £1,500 | £14,950 |
| £400,000 | £10,500 | £10,500 | £29,950 |
| £500,000 | £18,000 | £18,000 | £42,450 |
| £750,000 | £36,750 | £36,750 | £73,700 |
| £1,000,000 | £61,750 | £61,750 | £111,200 |
Vs Scotland at £400k standard: gap ≈ £2,850 (full compare).
Calculation layers
1. Choose the nation of the property
Tax follows where the dwelling is — buy in Scotland → LBTT (+ ADS if additional); Wales → LTT; England or NI → SDLT.
2. Stack standard (or FTB) marginal bands
England £400k standard = £10,000 (2% on £125k–£250k + 5% on £250k–£400k). Scotland = £13,350; Wales = £10,500.
3. Apply additional / ADS if needed
England/Wales switch to higher-rate tables. Scotland keeps LBTT then adds ADS at 8% of the whole price when ADS rules apply (£40k+ consideration).
4. Optional England/NI non-UK resident +2%
Not in hub rankings — toggle on the calculator when the buyer is not UK resident for SDLT purposes.
Myths vs reality
“UK stamp duty is one tax.”
Three taxes: SDLT (England & NI), LBTT (Scotland), LTT (Wales) — separate authorities and band tables.
“Scotland ADS replaces LBTT.”
ADS is 8% of the price added on top of LBTT when it applies (Revenue Scotland).
“Northern Ireland has different stamp duty from England.”
Both use HMRC SDLT. On £400k standard both model £10,000.
“FTB relief always applies in England.”
Relief is only available on purchases up to £500,000; above that, standard SDLT rates apply.
Decision guides
Main home purchase
Use the standard ranking and England vs Scotland / Wales corridors at your offer price.
First-time buyer
Prefer England/NI under £500k for FTB relief; Scotland’s raised nil band helps lower prices; Wales uses main LTT rates here.
Second home / BTL
Always check the additional column — Scotland ADS often makes LBTT+ADS the highest bill.
Cross-border move
Tax follows the property’s location, not where you live. Buy in Scotland → LBTT; buy in Wales → LTT.
£250k vs £400k vs £1m
Re-rank at your price. Wales can win at £250k; England/NI usually lead at £400k standard; Scotland’s gap widens at £1m.
Glossary
- SDLT
- Stamp Duty Land Tax — England & Northern Ireland (HMRC).
- LBTT
- Land and Buildings Transaction Tax — Scotland (Revenue Scotland).
- LTT
- Land Transaction Tax — Wales (Welsh Revenue Authority).
- ADS
- Additional Dwelling Supplement — 8% of consideration on top of LBTT when applicable (from 5 December 2024 for new contracts).
- First-time buyer relief
- England/NI: 0% to £300k then 5% to £500k (no relief if price > £500k). Scotland: raises the nil band to £175k (up to £600 saving vs standard at many prices).
- Higher / additional rates
- Extra tax for additional dwellings — higher marginal bands (England/Wales) or LBTT + ADS (Scotland).
Compare Wales vs …
What we exclude
- Non-residential and mixed-use rates
- Lease NPV rent calculations
- Shared ownership staircasing / MDR
- Corporate 17% surcharge
- Full ADS / FTB eligibility beyond published price-band schedules
- Main-residence replacement refunds
Validation notes
- England/NI £400k standard SDLT locks to £10,000 (2% on £125k–£250k + 5% on £250k–£400k).
- Scotland £400k standard LBTT locks to £13,350; additional includes ADS at 8% of price.
- Wales £400k main LTT locks to £10,500.
- HMRC £295k standard SDLT locks to £4,750 — GOV.UK residential property rates example (April 2025).
- HMRC FTB £500k locks to £10,000 — GOV.UK first-time buyer example.
- HMRC additional £300k locks to £20,000 — GOV.UK higher rates / engine lock.
- Revenue Scotland £235k LBTT locks to £1,800 — Revenue Scotland residential example.
- Revenue Scotland £875k LBTT locks to £63,350 — Revenue Scotland residential example.
- GOV.WALES £280k main LTT locks to £3,300 — GOV.WALES main residential example.
- GOV.WALES £260k higher LTT locks to £15,950 — GOV.WALES higher residential example (from 11 Dec 2024).
FAQs
About £10,500 at standard rates (rank #3). FTB ≈ £10,500; additional ≈ £29,950.
Wales charges Land Transaction Tax (LTT). Main residential and higher (additional dwelling) schedules are separate. GOV.WALES does not publish a separate first-time buyer LTT table — this hub uses main rates when FTB is selected.
£250k standard ≈ £1,500; £750k standard ≈ £36,750.
Wales ≈ £10,500 vs Scotland £13,350.
Wales LTT ≈ £10,500 vs England SDLT £10,000.
GOV.WALES does not publish a separate FTB LTT table on the rates page, so this hub applies main residential rates when FTB is selected.
Open /stamp-duty-calculator/uk or the £400k amount page at /stamp-duty-calculator/uk/amount/400000.