LBTT on a £400,000 house in Scotland
Buying a £400,000 home in Scotland? A home mover pays £13,350 Land and Buildings Transaction Tax, 3.34% of the price.
- Moving home
- £13,350
- First-time buyer
- £12,750
- Second home or buy-to-let
- £45,350
- Same price in England
- £10,000
- HMRC 2026/27 rates
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LBTT on a £400,000 property in Scotland is £13,350 for a home mover, £12,750 for a first-time buyer and £45,350 for a second home or buy-to-let.
How £13,350 is worked out
| Portion of the price | Rate | Tax |
|---|---|---|
| £0 to £145,000 | 0% | £0 |
| £145,000 to £250,000 | 2% | £2,100 |
| £250,000 to £325,000 | 5% | £3,750 |
| £325,000 to £400,000 | 10% | £7,500 |
| Total stamp duty | 3.34% | £13,350 |
£400,000 across the UK
Property tax on a home mover's £400,000 purchase in each nation. Scotland charges less than England on cheaper homes and more on expensive ones, because its 10% band starts at £325,000.
The rest of a £400,000 purchase
With a 10% deposit you would borrow about £360,000. At 4.5% over 25 years that is £2,001 a month (see a £360,000 mortgage). Most lenders would want a household income of around £80,000: what £80,000 can borrow.
LBTT on nearby prices
Questions people ask
Do first-time buyers pay LBTT on £400,000?
Yes, £12,750. First-time buyer relief raises the nil rate band to £175,000, which saves up to £600.
How much LBTT is due on a £400,000 second home or buy-to-let?
£45,350. That is the normal LBTT of £13,350 plus the 8% Additional Dwelling Supplement on the whole price, £32,000.
How does Scotland compare with England on £400,000?
In England a home mover pays £10,000 stamp duty on £400,000, £3,350 less than the £13,350 LBTT in Scotland.