Edinburgh · Scotland · UK-wide
Scotland does not charge stamp duty. Land and Buildings Transaction Tax applies instead, charged in bands on the portion of the price falling into each band, with a nil-rate band to £145,000 — raised to £175,000 for first-time buyers. If you will own more than one residential property at the end of the day of settlement, the Additional Dwelling Supplement adds 8% of the whole purchase price on top. This calculator does all three.
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Standard residential rates.
Paying ADS because your sale has not completed? It is usually reclaimable, and there are ways to fund it. Send this over and we will talk you through them.
Common questions
Nothing on the first £145,000, then 2% from £145,001 to £250,000, 5% from £250,001 to £325,000, 10% from £325,001 to £750,000 and 12% above that. It is charged in slices, so you only pay the higher rate on the portion above each threshold.
A supplement of 8% of the full purchase price, charged on top of standard LBTT where you will own more than one residential property at the end of the day of settlement and the price is £40,000 or more. It applies to buy-to-let purchases, second homes, and anyone buying before their existing home sells.
Yes, if you were replacing your main residence and you sell the previous one within 36 months of the new purchase. Your solicitor submits the reclaim to Revenue Scotland. You still have to fund it up front, which is the part that catches people out.
Yes. First-time buyer relief raises the nil-rate band from £145,000 to £175,000, saving up to £600. Every buyer on the transaction must be a first-time buyer and the property must be your only or main residence.
No. Stamp Duty Land Tax applies in England and Northern Ireland, Land Transaction Tax in Wales, and LBTT in Scotland. The bands, thresholds, reliefs and surcharge rates all differ, which is why an English stamp duty calculator gives the wrong answer for a Scottish purchase.
A twenty-minute conversation will tell you what you can realistically borrow, what it will cost and whether it is worth doing. It is free, and we will tell you honestly if the answer is no.