Selling a property in Scotland involves several upfront costs — including a mandatory Home Report — that differ significantly from the rest of the UK. Here's a complete breakdown of what you'll pay and when.
| Cost | Typical Range | Notes |
|---|---|---|
| Estate Agent Fee | 1–2% + VAT | £1,500–£4,000 on a £200k property |
| Solicitor Fees | £800–£1,800 | Includes conveyancing and registration |
| Home Report | £350–£700 | Mandatory in Scotland; commissioned by seller |
| EPC | Included / £50–£120 | Usually included in Home Report; only extra if expired |
| Removal Costs | £400–£2,000+ | Depends on property size and distance |
| Mortgage Early Repayment Charge | 1–5% of outstanding balance | Check your mortgage terms; can be significant |
| Capital Gains Tax | 18% / 24% | Only on second homes or investment properties; not your primary residence |
| Typical Total (£200k property) | £4,000–£9,000 | Excluding CGT and mortgage fees |
Estate agents in Scotland typically charge between 1% and 2% + VAT of the final sale price, although some offer fixed-fee packages. On a £200,000 property, you could pay between £2,400 (1% + VAT) and £4,800 (2% + VAT).
Online agents or hybrid models may charge a flat fee of £500–£1,500, but you'll often handle more viewings and negotiations yourself. In Scotland, many solicitors also act as estate agents (solicitor-estate agents), which can simplify the process and reduce costs.
Unlike in England and Wales, Scottish sellers are legally required to use a solicitor to sell property. Solicitor fees typically range from £800 to £1,800, covering the preparation of the title deeds, drafting and concluding missives, and registering the disposition with the Registers of Scotland.
As noted, some Scottish solicitor firms also provide estate agent services — known as solicitor-estate agents — making them a popular one-stop option for sellers.
Scotland requires sellers to commission a Home Report before putting a property on the market. This is one of the biggest differences from England and Wales, where no equivalent pre-sale survey is required.
The Home Report consists of three documents:
Home Reports typically cost £350–£700 depending on property size and location. The report is valid for 12 weeks and must be made available to potential buyers within 9 days of a written request.
Removal costs depend heavily on property size, distance, and whether you need packing services. For a 2–3 bedroom home moving locally within Scotland, expect to pay £400–£900. Long-distance moves (e.g. Scotland to England) can cost £1,200–£2,500+. Always book early — use Moving Merchant to get a competitive, tailored quote.
If you're in a fixed-rate deal and selling before it ends, you may face an Early Repayment Charge (ERC) — typically 1–5% of the outstanding mortgage balance. On a £150,000 mortgage balance with a 2% ERC, that's £3,000. Check your mortgage terms carefully before you set a target sale date.
If you're selling your main residence, you won't pay Capital Gains Tax (CGT) due to Private Residence Relief. However, CGT applies if you're selling:
From April 2024, CGT rates on residential property are 18% (basic rate taxpayers) and 24% (higher rate taxpayers). You must report and pay any CGT within 60 days of completion.
As a seller, you don't pay LBTT — this is paid by the buyer. However, if you're also buying a new property in Scotland, LBTT will be one of your buyer costs. You can estimate your LBTT liability with our LBTT Calculator.
| Factor | Scotland | England & Wales |
|---|---|---|
| Home Report required? | Yes — commissioned by seller | No |
| Solicitor required to sell? | Yes — legally required | Highly recommended but not legally required |
| Binding contract point | Conclusion of missives | Exchange of contracts |
| Gazumping/gazundering | Not possible after missives conclude | Possible until exchange |
| Property tax | LBTT (paid by buyer) | SDLT (paid by buyer) |
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