Example result based on the prefilled values.
| Result | Value |
|---|---|
| LBTT | £1,800.00 |
| ADS | £0.00 |
| Total | £1,800.00 |
| Effective Rate | 0.80% |
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Useful next calculations
Rates & sourcesin force in 2026/27
Scottish Land and Buildings Transaction Tax residential bands. Budget 2026-27 left these bands unchanged. First-time buyer relief raises the nil-rate to £175,000. Additional Dwelling Supplement is 8% of the whole price from 5 December 2024.
| Band / figure | Rate |
|---|---|
| £0 – £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| First-time buyer nil-rate | £175,000 |
| Additional Dwelling Supplement | 8% of whole price |
Source: Revenue Scotland — LBTT residential property — source checked for in force in 2026/27.
When to use this calculator
- Before comparing lenders, brokers, or repayment options.
- When you want to test how a different deposit, rate, or term changes affordability.
- When you need a quick estimate before using a formal quote or agreement in principle.
- When you are stress-testing your budget against a potential rate rise to see the impact on monthly payments.
- When you want to understand the full cost of borrowing — not just the monthly figure — before you commit.
Example: £235,000 main-home purchase
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Purchase price | £235,000 |
| Buyer type | Not first-time buyer, no ADS |
| LBTT due | £1,800 |
0% on the first £145,000 and 2% on the remaining £90,000 is £1,800.
Example: £300,000 first-time buyer versus mover
| Input | Value |
|---|---|
| Purchase price | £300,000 |
| Mover LBTT | £4,600 |
| First-time buyer LBTT | £4,000 |
Raising the nil-rate to £175,000 saves 2% of £30,000, which is £600. That is the maximum first-time buyer saving.
Example: £300,000 additional dwelling
| Input | Value |
|---|---|
| Purchase price | £300,000 |
| LBTT on the bands | £4,600 |
| ADS at 8% of the whole price | £24,000 |
| Total due | £28,600 |
ADS is 8% of the full £300,000, not 8 points added to each band. First-time buyer relief is not available where ADS applies.
How to read your results
LBTT
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
ADS
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Total
This is the headline outcome of the calculation, but it is most useful when read alongside the supporting metrics below it rather than in isolation. Try changing one input at a time and watching how this total moves to understand which driver has the biggest impact.
Effective Rate
The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.
Method & assumptionsAuthoritative sources
This calculator applies the residential Land and Buildings Transaction Tax (LBTT) bands published by Revenue Scotland. Those bands remain in force in 2026/27. Tax is charged in slices. First-time buyer relief raises the nil-rate band to £175,000. Additional Dwelling Supplement is 8% of the whole price from 5 December 2024 where it applies and the price is £40,000 or more. First-time buyer relief is switched off when ADS applies.
It does not model non-residential property, crofts, linked transactions, leases or company purchases. Scotland has no non-resident surcharge. Verify your position with Revenue Scotland and your solicitor before missives conclude.
Official references
Common mistakes
- !Mixing up loan amount and property value, which can distort affordability and LTV.
- !Using a headline rate but forgetting fees, insurance, taxes, or repayment type.
- !Testing only one term length instead of comparing the payment and total cost together.
- !Forgetting that a repayment mortgage and an interest-only mortgage produce very different monthly figures and total costs.
- !Not accounting for the impact of a rate revert after an introductory fixed period ends, which can sharply increase payments.
What to do next
- Confirm whether Additional Dwelling Supplement applies before counting first-time buyer relief.
- File the LBTT return with Revenue Scotland within 30 days of the effective date.
- Add LBTT and ADS to the completion cash, separate from the mortgage.
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Frequently asked
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