Buying property in Scotland as a foreigner: Fees, taxes and average costs

If you’re considering buying a house in Scotland to live in, as a holiday home or investment property you’ll need to understand the buying process, costs, and taxes involved.

Buying property in Scotland doesn’t work in quite the same way as buying a home in England or in Ireland, so investing some time upfront in learning about the way it works can help everything run smoothly.

This guide is here to help. We’ll look at the ins and outs of buying a property in Scotland​, and also touch on Wise large transfers as an excellent way to pay for your UK deposit, mortgage and bills from Ireland, with low costs and the mid-market exchange rate.

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Read in this article:

Can Irish citizens buy property in Scotland? What are the essential requirements? How much does it cost to buy a house in Scotland? 💰 Cheapest place to buy property in Scotland How much deposit do I need to buy a house in Scotland? Buying a property in Scotland: Fees and taxes Scotland help to buy scheme: Do Irish citizens have access? Buy to let: How does it work in Scotland? Where to find properties in Scotland online: List of websites Save when sending money from Ireland to Scotland with Wise Step by step for buying property in Scotland as an Irish citizen

Can Irish citizens buy property in Scotland?

Yes. Irish citizens can buy property in Scotland with the same rights as a UK citizen.

Generally, foreigners can buy property in the UK without restriction - although it's worth noting that the process, including the taxes and costs, for buying property in Scotland is not the same as buying property in England.

If you want to learn more about it, check our article about buying property in the UK as an Irish citizen.

What are the essential requirements?

Buying property in Scotland as a foreigner isn’t too hard to do, but you’ll need to get to know the purchase process which varies from many other countries. Plus, you’ll need to be ready with some paperwork to complete the purchase once you’ve had an offer agreed.

Generally, Irish citizens need to provide the same documents and details as a Brit would when buying a home in Scotland. This normally includes:

• Proof of identity for all purchasers, such as a passport or driving license
• Proof of address for all purchasers, such as bank statements or utility bills
• Proof of the source of your funds, such as bank statements showing your income, or a mortgage agreement from your bank

We’ll cover an outline of the property bidding and buying process in Scotland a little later.

How much does it cost to buy a house in Scotland? 💰

The cost of buying a house in Scotland depends on the type, size and location of the property. One good way to compare is to look at the average costs per square meter which gives a good indicator of overall value.

So, how much is it to buy a house in Scotland in different cities? Here’s a summary of costs in the largest cities in Scotland, using information from Numbeo, which aggregates live user data on costs of living from around the world.

	Price per square meter to buy apartment in city centre	Price per square meter to buy apartment outside of centre
Edinburgh¹	5,816.74 EUR	4,092.17 EUR
Glasgow²	3,497.24 EUR	2,619.74 EUR
Dundee³	5,079.58 EUR	3,741.97 EUR
Aberdeen⁴	2,612.99 EUR	2,332.00 EUR

*Details taken from Numbeo on 6th November 2025 - data is live and changes regularly.

Cheapest place to buy property in Scotland

The cost of buying a house in Scotland​ varies a lot, based on location, property types, and other factors. If you’re wondering how to buy a flat in Scotland for a low price, or how to get a good deal on a larger property, you’ll be able to filter estate agent websites to get a feel for what’s available in the area you’ve chosen.

To give an idea, here are the cheapest five places to buy a home in Scotland, along with the average house prices, as recently reported by the Home Owners Alliance⁵:

1. East Ayrshire - £130,256
2. North Ayrshire - £133,108
3. Inverclyde - £133,716
4. City of Aberdeen - £137,686
5. West Dunbartonshire - £141,601

How much deposit do I need to buy a house in Scotland?

Deposit amounts do vary but are usually 5% - 20% of the property value.

Buying a property in Scotland: Fees and taxes

The costs you pay when buying property in Scotland as a foreigner​ aren’t only the property purchase cost. You will also need to budget for the following:

• Scottish Land and Buildings Transaction Tax (LBTT)⁶ - 0% to 12% depending on the property value, plus 8% if you are buying a second home⁷
• Estate agent fees - the seller is likely to cover most of the cost here but some digital agents also ask the buyer for a fee⁸
• Mortgage fees - if you take a mortgage from a UK bank you may need to pay arrangement fees which can be 2,000 GBP or more
• Surveyor costs - the seller is obliged to provide you with a survey, but it is not as comprehensive as a structural survey which would cover any possible defects. You may choose to commission a structural survey yourself - costs may be 400 GBP to 1,500 GBP or more
• Home insurance - insurance may be mandatory for your mortgage, and costs on average 298 GBP/year for basic buildings insurance and more for contents cover
• Legal and conveyancing costs - conveyancing fees may be 2,000 GBP or more, and as buyer you’ll pay an extra 250 GBP - 300 GBP for searches and other checks.

Scotland help to buy scheme: Do Irish citizens have access?

The Scottish Government Help to Buy scheme⁹ is no longer available for home buyers but there is the alternative option of the Scottish Government LIFT scheme.¹⁰

LIFT stands for Low-cost Initiative for First Time Buyers, and offers different programmes called the Open Market Shared Equity (OMSE)¹¹ and the New Supply Shared Equity scheme (NSSE).¹²

Both of these programs are for first time buyers only, aside from some specific situations where someone may have previously owned a home but has since lost it due to a relationship breakup or similar.

This scheme is only for people buying a property to live in, and has very strict priority weighting for people on low incomes, and those who rent from a council or a housing association, those who are over 60, veterans and other specific groups.

While theoretically non-UK nationals can apply for these schemes¹³, the eligibility requirements are very strict, so if you’re considering it you would need to look carefully at the rules before you apply.

Buy to let: How does it work in Scotland?

If you’re thinking of getting a buy to let in Scotland as an investment, this is possible as an Irish citizen.

However, there are upfront and ongoing costs you'd need to think about to make sure the investment works for your specific needs.

In particular, if you’re buying a second home in Scotland you’re likely to need to pay not only the basic rate of Land and Buildings Transaction Tax (LBTT)⁶, which can be as much as 12% of the property value, but also the additional 8% tax levied on anyone buying a second or holiday home.

If you need to take out a mortgage to fund your purchase there may also be additional costs here, as buying to let mortgages can come with more restrictions, including higher deposit requirements and worse interstate rates compared to residential purchases.

Get professional advice before you buy to make sure you’re using your money most effectively.

🔎 Read also: Moving to Scotland from Ireland

Where to find properties in Scotland online: List of websites

You can use handy search and filter tools on many umbrella real estate sites to find properties to buy in Scotland. Here are a few to start your search:

• Rightmove
• Zoopla
• Your Move

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Step by step for buying property in Scotland as an Irish citizen

We’ve mentioned that the process for buying a property in Scotland can be a little different to buying in other countries. So let’s finish up with a summary of how the process usually works¹⁴:

Step 1: Arrange your financing and start your research

If you’re buying a property with a mortgage you can arrange your mortgage in principle before you start to look for a property, and then kick off your research online using real estate websites to get a feel for the properties available.

Step 2: View properties and request a home report if you find one you like

Once you’ve found a property you like you can ask the seller for their home report. It is mandatory for the seller to prepare and provide you with this within 9 days in most cases. The report includes a survey, questionnaire and an energy certificate to help you decide if the place is right for you.

Step 3: Make an offer - a blind bid, or a negotiated offer depending on the sale type

If you decide to offer, your solicitor will 'note' your interest with the seller. If there are several potential buyers, the seller will set a final data for people to make offers, in the form of blind bids. Your agent can help you navigate this process. If no other buyers are present you may be able to negotiate the sale without the bidding process - again your agent can help guide you through this process.

Step 4: Missives and conveyancing

The legal stage of the process now starts. Your solicitor will negotiate the terms of the sale with the seller’s solicitor using what’s known as ‘missives’ - formal letters. Once the missives are accepted you can not pull out of the purchase without penalty. Your solicitor will also start due diligence checks and the conveyancing process. You’re likely to be asked to pay a deposit at this stage.

Step 5: Settlement and registration

Finally, on an agreed date you’ll settle the purchase with the seller, and the property will be registered in your name. At this point all final monies are settled and you’ll need to pay your taxes, legal fees and any other outstanding costs.

Sources used:

1. Numbeo cost of living - Edinburgh
2. Numbeo cost of living - Glasgow
3. Numbeo cost of living - Dundee
4. Numbeo cost of living - Aberdeen
5. Home Owners Alliance - cheapest places in the UK
6. Scottish Land and Buildings Transaction Tax (LBTT)
7. LBTT rates
8. UK government - mortgage fees and costs
9. Scottish Government Help to Buy scheme
10. Scottish Government LIFT scheme
11. Scottish Government OMSE scheme
12. Scottish Government NSSE scheme
13. Scottish Government LIFT FAQ
14. Scottish government - buying a home

Sources last checked on date: 10th November, 2025