Comparison · Property · 2026
SDLT vs LTT Wales UK 2026: Stamp Duty on a £300,000 House Compared
Buying a home in England means paying Stamp Duty Land Tax (SDLT); buying in Wales means paying Land Transaction Tax (LTT) instead — two separate systems with different bands, and a critical difference on first-time buyer relief, which England has and Wales does not. Here is how they compare for 2026.
TL;DR - 30-Second Summary
- - England (SDLT): 0% up to £125,000, then 2%/5%/10%/12% bands, plus first-time buyer relief up to £500,000
- - Wales (LTT): 0% up to £225,000, then 6%/7.5%/10%/12% bands, no first-time buyer relief
- - Biggest gap: first-time buyers, where England can owe £0 and Wales still charges standard LTT
Side by Side: SDLT vs LTT Bands (Standard Rates)
| England SDLT band | Rate | Wales LTT band | Rate |
|---|---|---|---|
| Up to £125,000 | 0% | Up to £225,000 | 0% |
| £125,000-£250,000 | 2% | £225,000-£400,000 | 6% |
| £250,000-£925,000 | 5% | £400,000-£750,000 | 7.5% |
| £925,000-£1,500,000 | 10% | £750,000-£1,500,000 | 10% |
| Above £1,500,000 | 12% | Above £1,500,000 | 12% |
Worked Example: £300,000 House Purchase
| Buyer type | England (SDLT) | Wales (LTT) |
|---|---|---|
| Home mover (standard rates) | £5,000 | £4,500 |
| First-time buyer | £0 | £4,500 (no relief) |
On a £300,000 purchase, a home mover pays £5,000 SDLT in England versus £4,500 LTT in Wales — Wales is £500cheaper at this price for a standard purchase. But for a first-time buyer, the picture flips dramatically: England's relief brings the bill down to £0, while Wales — which has no first-time buyer relief — still charges the full £4,500, a difference of £4,500in England's favour.
SDLT vs LTT Wales — Frequently Asked Questions
What is the difference between SDLT and LTT?
Stamp Duty Land Tax (SDLT) applies to property purchases in England and Northern Ireland. Land Transaction Tax (LTT) is the equivalent devolved tax in Wales, administered by the Welsh Revenue Authority rather than HMRC. Scotland has its own separate system, Land and Buildings Transaction Tax (LBTT). All three tax property purchases on a banded, marginal-rate basis, but the band thresholds, rates and reliefs differ between the three.
Does Wales have first-time buyer relief like England?
No. England (and Northern Ireland, under SDLT) gives first-time buyers a 0% band up to £300,000 and a reduced 5% rate between £300,000 and £500,000, provided the purchase price is £500,000 or less. Wales abolished its LTT first-time buyer relief in 2018, so first-time buyers in Wales pay the same standard LTT rates as any other home mover — a significant practical difference for first-time buyers near the England-Wales border.
At what point does Wales become cheaper than England for stamp duty?
For standard (non-first-time-buyer) purchases, Wales has a higher 0% band (£225,000 vs £125,000 in England) but a higher entry rate above that (6% in Wales vs 2% in England on the next slice), so the cheaper country depends on the exact price — Wales tends to be cheaper on lower and mid-range prices, while the crossover point shifts as price rises through each country's bands.
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How is SDLT or LTT actually calculated — is it a flat rate on the whole price?
No, both are marginal (banded) taxes, similar to income tax. You only pay the higher rate on the portion of the price that falls within each band, not on the whole purchase price. For example, in England, the first £125,000 is taxed at 0%, the next slice up to £250,000 at 2%, and so on — so a £300,000 purchase is not simply "5% of £300,000".
Is there an additional property surcharge in both England and Wales?
Yes. England adds a flat 5% surcharge on top of the standard SDLT bands for second homes and buy-to-let purchases. Wales instead applies a completely separate set of higher LTT bands for additional properties, starting at 5% and rising to 17% on the highest slice — a different mechanism to England's flat add-on, and one that generally produces a higher overall additional-property tax bill in Wales than the equivalent purchase in England.
Do I pay SDLT or LTT based on where I live, or where the property is?
Based on where the property is located, not where you currently live or are moving from. If you buy a property in Wales, you pay LTT to the Welsh Revenue Authority regardless of whether you currently live in England, Wales or elsewhere. Likewise, buying in England or Northern Ireland means paying SDLT to HMRC.
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Disclaimer: This is general information, not financial advice. Additional-property surcharges, non-resident surcharges and exact band thresholds can change — always check the current rates before completing a purchase. See gov.uk SDLT guidance and Welsh Government LTT guidance.
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