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    Understanding Wales' Land Transaction Tax (LTT): A Comprehensive Guide

    By The reallymoving Team Updated 13th Mar, 2024

    As of April 2018, Wales has had Land Transaction Tax (LTT) instead of Stamp Duty Land Tax.

    Understanding Wales' Land Transaction Tax (LTT): A Comprehensive Guide

    The LTT is paid to the Welsh Revenue Authority (WRA) instead of the HMRC. Your solicitor needs to be registered with the WRA in order to submit your payment.

    Why did it change?

    Much like Scotland, who have also replaced SDLT with their Land and Buildings Transaction Tax, Wales is a devolved state. By making changes to tax paid on properties, they are able to personalise it in line with the prices of properties in Wales. It also means the income from the LTT goes directly to Wales, rather than all Stamp Duty in the UK going to the HMRC and being portioned out to different areas of the UK by the Treasury.

    What is LTT?

    Land Transaction Tax is incredibly similar to Stamp Duty Land Tax, in that it is a payment from the buyer to the government when purchasing a property. It came into action on 1 April 2018.

    The main difference to Stamp Duty is the tax bands, and the fact that the starting price for paying LTT is on properties of £180,000 and up (as of 1st July 2021). This is more in line with property prices in Wales.
    Tax bands (from 1st July 2021):
    Threshold Land Transaction Tax Rate
    Up to £1850,000 0%
    £180,001 - £250,000 3.5%
    £250,001 - £400,000 5%
    £400,001 - £750,000 7.5%
    £750,001 - £1,500,000 10%
    Over £1,500,000 12%

    In the same way that Stamp Duty works in England and Northern Ireland, and Land and Buildings Transaction Tax (LBTT) works in Scotland, LTT percentages are charged on the portion of the property that falls in that bracket.

    What are the rates for second properties/buy to let?

    Threshold Land Transaction Tax Rate
    Up to £180,000 4%
    £180,001 - £250,000 7.5%
    £250,001 - £400,000 9%
    £400,001 - £750,000 11.5%
    £750,001 - £1.5 million 14%
    Over £1.5 million 16%

    There is an important addendum to this second home higher rate – if you make your second home your main residence within 36 months of buying it (meaning you sell the first property) you can claim back the higher rates you paid.

    What does this mean for First Time Buyers?

    Unfortunately for First Time Buyers, the Stamp Duty exemption doesn't count in Wales as the tax free threshold is higher. For First Time Buyers to avoid paying LTT they will have to look to buy a property costing below the threshold of £180,000.

    When do I pay LTT?

    In line with Stamp Duty Land Tax payments, you are required to pay your LTT to the WRA within 30 days of completion. If you have a conveyancing solicitor, they will file the return as part of their service and let you know how much has to be paid.

    Who is exempt from paying LTT?

    • People buying properties under £180,000
    • Properties transferred during a divorce or dissolution of a civil partnership
    • When no money has changed hands
    • People who inherited the property in a will and have not paid anything

     Calculating your Welsh Lands Transaction Tax (LTT)

    When you get a conveyancing quote for a property move in Wales, our website has ensured that the LTT rates are appropriate and updated.

    You can find out your LTT separately by using a Land Transaction Tax Calculator

    Updated July 2022

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