A second property in Wales
Every mainstream calculator answers what a lender will lend. Below is the other question, worked through for someone buying an additional property in Wales: which of the three limits runs out first, what is still theirs each month once the payment goes out, and what changes when the fixed rate ends and they take a new one.
Two incomes, keeping the home they already own, and buying a second one out of savings rather than by selling.
- Household income
- £130,000
- Take-home, combined
- £7,550 a month
- Living costs
- £3,600 a month
- Saving they intend to keep
- £800 a month
- Savings toward the deposit
- £110,000
- Maximum loan to value
- 75%
£273,400
£1,057 a month over 25 years at 4.79%
£1,306
17% of take-home, up from 14%
The limit they meet is their deposit — not the other two. At that price £1,843 a month is still theirs, with the £800 saving going out on top of it.
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Land Transaction Tax in Wales
LTT · verified 13 August 2026
LTT replaced Stamp Duty Land Tax in Wales in 2018. It is set in Cardiff, and its thresholds sit in different places from either of the other two — which matters as much as the rates do.
On the £273,400 above, the tax is £17,294 — and it comes out of the same cash as the deposit rather than being borrowed, which is why it lowers the price this household can reach rather than simply being a bill at the end.
- up to £180,0005%
- up to £250,0008.5%
- up to £400,00010%
- up to £750,00012.5%
- up to £1,500,00015%
- above that17%
Wales does not add a surcharge — it replaces the table. The rates above are the higher residential rates, and they charge from the first pound rather than starting at a nil-rate band. That is a different mechanic from England and Scotland, not just a different level, and it is why a property cheap enough to pay nothing as a main home still owes tax as a second one.
The same household, priced elsewhere
Identical income, identical savings, identical monthly costs — only the region changes. The gap is the tax regime, and for someone buying an additional property it is worth this much:
- Wales£273,400this page
- England & Northern Ireland£280,400£7,000 more
- Scotland£213,200£60,300 less
Rates from the Bank of England quoted household interest rates, two-year fixed, as at 31 July 2026. Purchase tax verified 13 August 2026.
Other situations in Wales
This describes what happens to one illustrative set of figures. It is not advice, not a personal recommendation and not a mortgage illustration. A lender will run its own affordability assessment and may lend more or less than the figure above.
Work it out with your own figures