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LTT (Welsh stamp duty) on a £500,000 house in Wales

A home mover buying a £500,000 property in Wales pays £18,000 (3.60% of the price). Wales has no first-time buyer relief, so a first-time buyer pays the same £18,000. Buying it as a second home or buy-to-let costs £42,450.

At a glance

Buyer	Tax	Effective rate
Home mover	£18,000	3.60%
First-time buyer	£18,000	3.60%
Second home / buy-to-let	£42,450	8.49%

How £18,000 is worked out (home mover)

Band	Rate	Taxable	Tax
Up to £225,000	0%	£225,000	£0
£225,001 – £400,000	6%	£175,000	£10,500
£400,001 – £750,000	7.5%	£100,000	£7,500
Total			£18,000

General information, not tax advice; check gov.uk or ask your conveyancer.

What this means for you

The top £100,000 of the price falls in the 7.5% band, which accounts for £7,500 of the £18,000 total.
The next band starts at £750,000, £250,000 above this price. Every extra £1,000 you pay up to then adds £75 of LTT.
Wales has no first-time buyer relief, so first-time buyers and movers pay the same.
A second home pays the Welsh higher rates instead: £42,450 in total.

Same price in England, Scotland and Wales

Home mover, £500,000 property:

Where	Tax
England & NI	£15,000
Scotland	£23,350
Wales	£18,000

Saving up for it

To have £18,000 ready on completion you'd need to put aside about £1,500 a month for 12 months, or £750 a month over 2 years. Stamp duty is normally paid from your own funds through your conveyancer, so budget for it alongside your deposit and legal fees.

Stamp duty to pay

—

Effective rate—

Price plus tax—

Band	Rate	Taxable	Tax
Total			—

General information, not tax advice; check gov.uk or ask your solicitor or conveyancer before you rely on it.

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Nearby prices

Questions about a £500,000 purchase

How much LTT is due on a £500,000 house in Wales?

A home mover pays £18,000, a first-time buyer pays £18,000 and a second-home or buy-to-let buyer pays £42,450 (rates checked 9 November 2026).

What is the effective rate on £500,000?

For a home mover it's 3.60% of the price, because each rate only applies to the part of the price inside its band.

When do I pay it?

The LTT return and payment are due within 30 days of completion; your solicitor normally handles it.

Is this exact for my purchase?

It uses the published rates and is tested against official examples, but shared ownership, mixed-use property, linked purchases and some reliefs change the figure. Check gov.uk or ask your conveyancer.