Wales has diverged significantly from England in property taxation and housing policy since devolution. Buyers crossing the border — even from nearby English towns — need to understand these differences.\n\nLand Transaction Tax (LTT) — Wales replaced Stamp Duty Land Tax with LTT in April 2018. The rates differ from England. The nil-rate band is 225,000 (versus 125,000 in England). Rates above 225,000 are 6% up to 400,000, 7.5% to 750,000, 10% to 1.5 million, and 12% above that. For first-time buyers, there is currently no specific relief beyond the standard nil-rate band of 225,000, though the higher nil-rate band itself benefits buyers at lower price points.\n\nHigher Rates on Additional Properties — Wales charges a 4% surcharge on additional residential properties (versus 5% in England from October 2024). This applies if you already own another residential property anywhere in the world on the day of purchase. The refund rules are similar to England — if you sell your previous main residence within 36 months, you can claim a refund.\n\nHelp to Buy Wales — Unlike England's scheme which closed in 2023, Help to Buy Wales continues to operate. The scheme provides a shared equity loan of up to 20% of the purchase price on new-build homes worth up to 300,000. You need a 5% deposit and a 75% mortgage. The equity loan is interest-free for five years, after which a fee of 1.75% applies, rising annually by RPI plus 1%. The scheme is available to first-time buyers and existing homeowners purchasing new builds from registered developers.\n\nRenting in Wales — The Renting Homes (Wales) Act 2016 replaced assured shorthold tenancies with occupation contracts. Standard contracts (replacing ASTs) give tenants significantly more protection. No-fault eviction requires 6 months notice (versus the now-abolished Section 21 in England). All rental properties must be registered with Rent Smart Wales, and landlords must complete approved training. Fitness for human habitation standards are legally enforceable.\n\nCouncil Tax — Wales has its own council tax bands set by the Welsh Government. Premiums of up to 300% can be charged on long-term empty properties and second homes at the council's discretion. Several Welsh councils have implemented premiums of 100% or more, significantly affecting the economics of second-home ownership and buy-to-let investment in popular areas like Gwynedd and Ceredigion.\n\nLeasehold Reform — Wales is moving ahead with its own leasehold reform agenda, which may differ from England's approach. The Welsh Government has signalled support for abolishing leasehold on new homes entirely. Buyers of existing leasehold property in Wales should be aware that the reform trajectory may change ground rent and service charge rules differently from England.