Free Investor Tools: LBTT, ADS, Readiness

In short: free tools for investors buying buy-to-let property in Glasgow and Edinburgh from Malta, the EU, North Africa and the UAE. Work out the Scottish purchase tax, check whether you are ready to buy, and find the guide for your country. Everything runs in your browser.

Gauci Magri & Partners is a Maltese property firm with offices in Qormi, Malta, and in Glasgow. These tools are the ones we use with clients in the first call. Use them first, and the call is shorter and more useful.

Scottish purchase tax calculator (LBTT and ADS)

Work out the Scottish purchase tax on a buy-to-let: Land and Buildings Transaction Tax (LBTT) on the 2026 to 2027 residential bands, plus the 8% Additional Dwelling Supplement (ADS) on the whole price when you will own more than one home after buying. Nothing you enter leaves your browser.

Your purchase

Purchase price (£)The agreed price in pounds.

I will own more than one home anywhere in the world after this purchaseThis includes your own home abroad. If ticked, ADS applies to prices of £40,000 or more.

Show it in your currency (optional)

Your currency

How many of your currency buy £1?Use your own bank's rate. We do not fill this in, because rates change every day.

Your tax estimate

LBTT: £0
ADS (8%): £0
Total purchase tax: £0
Effective rate: 0%
Price plus tax: £0
In your currency

Bands: 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above. ADS 8% of the whole price. Excludes reliefs, solicitor's fees and our fees. An estimate, not tax advice.

Investor readiness check

Eight quick questions, two minutes, no email needed. It shows where you stand before you spend anything and which guide to read next.

Your answers

1. How much cash can you put in, including tax and fees?

2. How will you fund the rest?

3. What matters most to you?

4. Do you know you may pay the 8% Additional Dwelling Supplement?

5. Have you spoken to an accountant about tax in the UK and at home?

6. Can you show where your funds come from (statements, sale contracts, payslips)?

7. How involved do you want to be?

8. When do you want to buy?

Guides for your country

Pick the guide written for where you live. Each one covers buying remotely, purchase tax, moving money, the tax treaty and the checks you will meet.

Investing from Malta Investing from the EU Investing from North Africa Investing from the UAE

Short of time and want it done for you? Start here, or book a free 30-minute call and tell us your brief.

Yield, cash flow and more

Our standard sourcing fees are published in pounds, with euro and dollar equivalents on the packages page. The tax calculator above converts the property price and tax into your own currency at the rate you enter. For the return on a deal, use the buy-to-let deposit and yield calculator: it gives the cash you need, gross and net yield and monthly cash flow after mortgage interest.

Buy-to-let ROI and yield calculator: cash needed, yields and cash flow.
Buy-to-let glossary: Home Report, ADS, factor, missives and more, in plain English.
Academy: free guides, from your first buy-to-let to the Scottish rent rules.
Weekly property deals: two costed deals a week, Glasgow and Edinburgh.

Please note. We source and refurbish property, and we introduce clients to registered letting agents, who let and manage it. We are not financial, tax or investment advisers, and nothing on this page is a recommendation to buy or tax advice. Tax depends on your own circumstances and on the law of the country you live in, so take advice from a qualified accountant in both countries. Property investment carries risk, including the risk to your capital, and currency movements can work against you as well as for you. Past performance is not a guarantee of future returns.

Common questions

What is the Additional Dwelling Supplement?

A Scottish tax of 8% of the whole purchase price, charged on top of LBTT when you buy a home for £40,000 or more and will own more than one home anywhere in the world afterwards. Most overseas investors pay it, because they already own their own home.

Do non-UK residents pay extra tax to buy in Scotland?

No. The 2% surcharge for non-UK residents applies to Stamp Duty Land Tax in England and Northern Ireland only. Scotland does not charge it.

Is the readiness check stored anywhere?

No. It runs in your browser and nothing is sent to us. If you want to talk it through, book a free call.

Why do I enter the exchange rate myself?

Because rates move every day and your bank's rate is the one you will actually get. Enter it and the calculator converts the price and tax for you.

Tell us your budget and what you want the property to do for you. You will get a straight answer on what we can find, by video call, wherever you are.

Book a free 30-minute call

Sources

Revenue Scotland, "Land and Buildings Transaction Tax" (residential rates and the 8% Additional Dwelling Supplement)
ATT, "Scottish Government announces 2026/27 Budget" (LBTT rates and the 8% ADS unchanged)
GOV.UK, "Rates of Stamp Duty Land Tax for non-UK residents" (the 2% surcharge applies in England and Northern Ireland only)
GOV.UK, "Paying tax on rent to landlords abroad" (Non-Resident Landlord Scheme)
GOV.UK, "Tax treaties", HM Revenue and Customs

Checked on 13 November 2026.