The total cost of buying a home in Scotland
The deposit is only part of the cash you need. Buying a home in Scotland comes with a list of other costs, some fixed and some that depend on the property. Budgeting for all of them before you offer avoids a shortfall later.
On top of your deposit, budget for LBTT, solicitor’s fees, Registers of Scotland registration dues, any mortgage fees, any survey you commission, moving costs and early repairs. For flats, add a factor float. If you offer over the Home Report valuation, the extra usually comes from your cash too.
The main costs
| Cost | What it is |
|---|---|
| Deposit | Your share of the price. Lenders lend on the lower of the price and the valuation. |
| Offering over valuation | The amount over the valuation, usually from your own cash (see guide) |
| LBTT | Land and Buildings Transaction Tax, based on the price (see guide) |
| ADS | 8% of the whole price if it is an additional property |
| Solicitor's fees | Conveyancing, plus outlays such as searches |
| Registration dues | Fee to Registers of Scotland to register your ownership and any mortgage, based on price bands |
| Mortgage fees | Arrangement or product fees, and any broker fee |
| Survey | Optional, if you want more detail than the Home Report |
| Factor float | A refundable deposit for flats with a factor |
| Moving | Removals, van hire, storage |
| Early repairs and furnishing | Items flagged in the Home Report and basics like flooring and curtains |
Worked example
A first-time buyer buys a £195,000 flat at the Home Report valuation with a 10% deposit.
| Deposit (10%) | £19,500 |
| LBTT (with first-time buyer relief) | £400 |
| Solicitor's fees, outlays and registration dues | get quotes |
| Mortgage, moving and float | get quotes |
Ask solicitors for a written quote that includes all outlays and registration dues, so you can compare like for like.
Want this worked out for a specific listing? Get a free report.
Costs people forget
- Buildings and contents insurance from your date of entry
- Council tax from the day you own the property
- A gap between paying rent and moving in
- Changing locks, and basic tools and appliances
Frequently asked questions
What are registration dues?
The fee paid to Registers of Scotland to register your ownership and any mortgage. It is based on price bands.
Is the Home Report a buyer’s cost?
No. The seller pays for the Home Report.
Do I need buildings insurance before I move in?
Yes. Your solicitor will confirm when it needs to start, usually by your date of entry.
Sources
- Scottish Government: Scottish Budget 2026 to 2027
- mygov.scot: Home Reports
- Revenue Scotland: LBTT residential property
- Registers of Scotland: Fees
This guide is general information, not legal, tax or financial advice.