Stamp duty on £800,000 in Wales
LTT for a £800,000 property in Wales, 2026/27 rates.
Home mover£41,750
First-time buyer£41,750
Additional property / BTL£81,200
Effective rate (mover)5.2%
How the £41,750 is worked out
£0 – £225,000 at 0.0%£0
£225,000 – £400,000 at 6.0%£10,500
£400,000 – £750,000 at 7.5%£26,250
£750,000 – £800,000 at 10.0%£5,000
Wales has no first-time-buyer relief — standard rates apply.
Higher residential rates (separate band table, from 11 Dec 2024).
Common questions
How much stamp duty on a £800,000 house in Wales?
For 2026/27, LTT on a £800,000 home in Wales is £41,750 for a home mover — an effective rate of 5.2% of the purchase price.
Do first-time buyers pay stamp duty on £800,000?
Yes. A first-time buyer pays £41,750 on a £800,000 home in Wales.
What about a second home or buy-to-let at £800,000?
An additional property at £800,000 in Wales attracts £81,200 in LTT, £39,450 more than a main residence.
Same price elsewhere — and what you'd need to earn
Compare £800,000 in England & NI or £800,000 in Scotland. At a typical 4.5× income multiple, a £800,000 purchase needs a salary around £150,000 — see what £150,000 takes home after tax.
Estimate for 2026/27. Not financial advice.