A second property in Scotland
Every mainstream calculator answers what a lender will lend. Below is the other question, worked through for someone buying an additional property in Scotland: which of the three limits runs out first, what is still theirs each month once the payment goes out, and what changes when the fixed rate ends and they take a new one.
Two incomes, keeping the home they already own, and buying a second one out of savings rather than by selling.
- Household income
- £130,000
- Take-home, combined
- £7,550 a month
- Living costs
- £3,600 a month
- Saving they intend to keep
- £800 a month
- Savings toward the deposit
- £110,000
- Maximum loan to value
- 75%
£213,200
£706 a month over 25 years at 4.61%
£887
12% of take-home, up from 9%
The limit they meet is their deposit — not the other two. At that price £2,194 a month is still theirs, with the £800 saving going out on top of it.
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Land and Buildings Transaction Tax in Scotland
LBTT · verified 13 August 2026
LBTT replaced Stamp Duty Land Tax in Scotland in 2015. It is set at Holyrood rather than Westminster, so it moves at the Scottish Budget in December or January rather than at the UK one.
On the £213,200 above, the tax is £18,415 — and it comes out of the same cash as the deposit rather than being borrowed, which is why it lowers the price this household can reach rather than simply being a bill at the end.
- up to £145,0000%
- up to £250,0002%
- up to £325,0005%
- up to £750,00010%
- above that12%
An additional property adds 8% of the whole price on top of the rates above — not of the slice above a threshold, but of the entire purchase, from the first pound.
The same household, priced elsewhere
Identical income, identical savings, identical monthly costs — only the region changes. The gap is the tax regime, and for someone buying an additional property it is worth this much:
- Scotland£213,200this page
- England & Northern Ireland£280,400£67,300 more
- Wales£273,400£60,300 more
Rates from the Bank of England quoted household interest rates, two-year fixed, as at 31 July 2026. Purchase tax verified 13 August 2026.
Other situations in Scotland
This describes what happens to one illustrative set of figures. It is not advice, not a personal recommendation and not a mortgage illustration. A lender will run its own affordability assessment and may lend more or less than the figure above.
Work it out with your own figures