Dean Village, Edinburgh, Scotland

Land and Buildings Transaction Tax (LBTT) in Scotland calculator

Your home may be repossessed if you do not keep up repayments on your mortgage.

Use our tool to calculate your Land and Building Transaction Tax (LBTT) when buying a property in Scotland.

Land and Buildings Transaction Tax (LBTT) is the Scottish version of stamp duty – a tax paid on property purchases.

It’s a tiered system, which is based on the purchase price of your property. This means you’ll pay a different percentage of tax on different portions of the price.

It’s calculated differently to stamp duty in England, Wales and Northern Ireland.

The bill will differ depending on the following:

  • Whether you’re a first-time buyer
  • Whether the property is your main residence or a second home

Scotland Land and Buildings Transaction Tax calculator

Buying a new home in Scotland

Here’s how Land and Buildings Transaction Tax in Scotland is calculated:

  • Portion costing between £0-£145,000: 0%
  • Portion costing between £145,001 and £250,000: 2%
  • Portion costing between £250,001 and £325,000: 5%
  • Portion costing between £325,001 and £750,000: 10%
  • Portion costing over £750,001: 12%

So if you’re buying a home for £500,000, you’ll pay the following:

  • 0% of £145,000 = 0%
  • 2% of £105,000 = £2,100
  • 5% of £75,000 = £3,750
  • 10% of £175,000 = £17,500

TOTAL: £23,350

First-time buyers in Scotland

The government recently increased the purchase price of which first-time buyers will pay no stamp duty to £175,000. Here are the rates for first-time buyers in Scotland.

  • Portion costing between £0-£175,000: 0%
  • Portion costing between £175,001 and £250,000: 2%
  • Portion costing between £250,001 and £325,000: 5%
  • Portion costing between £325,001 and £750,000: 10%
  • Portion costing over £750,001: 12%

So if you’re buying a home for £500,000, you’ll pay the following:

  • 0% of £175,000 = 0%
  • 2% of £75,000 = £1,500
  • 5% of £75,000 = £3,750
  • 10% of £175,000 = £17,500

TOTAL: £22,750

Second homes in Scotland

If you’re buying a second home in Scotland, you’ll essentially pay a 3% surcharge on each of the stamp duty tiers. Here are the rates.

  • Portion costing between £0-£145,000: 3% (although you’ll pay no stamp duty on purchases below £40,000)
  • Portion costing between £145,001 and £250,000: 5%
  • Portion costing between £250,001 and £325,000: 8%
  • Portion costing between £325,001 and £750,000: 13%
  • Portion costing over £750,001: 15%

So if you’re buying a home for £500,000, you’ll pay the following:

  • 3% of £145,000 = £4,350
  • 5% of £105,000 = £5,250
  • 8% of £75,000 = £6,000
  • 13% of £175,000 = £22,750

TOTAL: £38,350

How and when do I pay stamp duty?

Your stamp duty bill is due no more than 30 days after you complete the purchase of a property. Your conveyancer will usually send your stamp duty payment to HMRC on your behalf on completion day.

It is sometimes possible to borrow more from your mortgage lender to fund your stamp duty bill. However, this should be avoided as it means you’ll be paying interest on it for the entirety of your mortgage term.

There is a small list of cases where you’ll be exempt from stamp duty, including inherited properties, zero-carbon home purchases under £500,000, some Right To Buy transactions and charity purchases. The full list is available on the HMRC website.

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