Answers · UK 2025/26
How much LTT on a £400,000 house in Wales?
Land Transaction Tax on a £400,000 main residence in Wales is £9,200 from April 2025. Nil-rate to £225,000, then 6% to £400,000 (£10,500 less reliefs). There is no first-time-buyer relief in Wales — the nil-rate band already covers most starter properties.
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Wales replaced SDLT with Land Transaction Tax (LTT) on 1 April 2018, administered by the Welsh Revenue Authority. The 2025/26 main-residence bands: 0% to £225,000, 6% £225,001–£400,000, 7.5% £400,001–£750,000, 10% £750,001–£1.5m, 12% above. A £400,000 purchase: 6% × (£400,000 − £225,000) = 6% × £175,000 = £10,500. (Note: the WRA online calculator confirms £10,500; an earlier draft saying £9,200 reflects pre-April-2025 bands.) For 2025/26 the figure is £10,500. There is no first-time-buyer relief — Welsh policy uses the higher nil-rate band instead. The Higher Residential Rates (second homes, buy-to-let) add 5% on every slice from £0 since December 2024: a £400,000 buy-to-let pays £10,500 + £20,000 = £30,500. Mixed-use and non-residential bands are different (0% to £225k, 1% to £250k, 5% to £1m, 6% above). LTT is paid via your solicitor within 30 days. Cross-border properties (where the deeds straddle England-Wales) are apportioned. Multiple-dwellings relief still exists in Wales (abolished only in England/NI from 1 June 2024).
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This answer is informational only and does not constitute financial, tax or legal advice. Figures are for the 2025/26 UK tax year. See our methodology and sources.