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LBTT: Stamp duty in Scotland

Use our calculator to work out how much LBTT - the Scottish version of stamp duty - you'll need to pay when buying a home, second property or buy-to-let investment.

In this article
LBTT (Scottish stamp duty) calculator LBTT for first-time buyers LBTT rates for home movers LBTT on buy-to-let and second homes
Do I need to pay LBTT? How to pay LBTT Get personalised mortgage advice

If you're buying a property in Scotland, you'll usually have to pay Land and Buildings Transaction Tax (LBTT). This is a tiered system, where you pay different rates of tax on different portions of the property price.

LBTT (Scottish stamp duty) calculator

Use our calculator to find out how much Scottish stamp duty you'll pay.

Note that in December 2018 the Scottish government proposed 1% increase to the surcharge applicable to second homes and buy-to-let.


LBTT for first-time buyers

The tax-free limit for properties bought by first-time buyers is £175,000, meaning that up to 80% of first-time buyers will pay no stamp duty at all.

If your first home is more expensive than this threshold, you'll still benefit from the relief on the first £175,000 of the price, meaning you could save up to £600. 

You can use our calculator to see how much stamp duty you'll need to pay under the new system.

See our table below for the updated rates.

Portion of property price Rate
£0-£175,000 0%
£175,001-£250,000 2%
£250,001-£325,000 5%
£325,001-£750,000 10%
£750,001+ 12%

LBTT rates for home movers

If you buy a home for over £145,000 as a primary residence (ie the home you'll be living in for the majority of the time), you'll need to pay LBTT. The amount you have to pay will depend on the overall purchase price.

LBTT is tiered, which means you'll pay different percentage rates on different 'portions' of the property price, as outlined in the table below:

Portion of property price Rate
£0-£145,000 0%
£145,001-£250,000 2%
£250,001-£325,000 5%
£325,001-£750,000 10%
£750,001+ 12%

LBTT on buy-to-let and second homes

Properties bought as buy-to-let investments, second homes or holiday homes will incur an additional 3% in LBTT if they cost over £40,000.

The main exception is first-time buyers - ie people investing in a buy-to-let property who've never owned any other property before - who will pay standard home mover LBTT rates.

In the Scottish Budget in December 2018, the government proposed raising this surcharge to 4% - however, this has not yet been approved by parliament. 

The buy-to-let LBTT rates for those who have owned property before are as follows:

Portion of property price Rate
Properties worth less than £40,000 0%
£0-£145,000 3%
£145,001-£250,000 5%
£250,001-£325,000 8%
£325,001-£750,000 13%
£750,001+ 15%



Rates also apply to second homes and holiday homes. If total property price is over £40,000 but less than £145,000, 3% tax will be charged on the full property price.

Do I need to pay LBTT?

LBTT is payable whenever you make a 'land transaction' - ie whenever you buy property, or interest in property.

There are some situations when no LBTT is payable, including:

  • transactions where there is no consideration (ie no payment was made)
  • residential leases
  • property transferred in relation to a will or intestacy
  • property transferred after divorce, separation or the end of a civil partnership

Since June 2018, first-time buyers have been exempt from paying any LBTT on the first £175,000.

How to pay LBTT

To pay your LBTT, you'll need to make an LBTT return to Revenue Scotland.

The return must be lodged within 30 days of the sale being completed. You need to pay the amount due at the same time you file the return.

If you don't pay on time, you may face a penalty, and the sale will not be registered until payment has been made.

Returns can be filed online, or by paper via post.

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