2026 prices, the Scottish offer system, Home Report, missives, LBTT and ADS: the steps and costs of buying in Edinburgh, explained for a French buyer.
Buying in Edinburgh is not like buying in France. Scotland has its own property law: the seller provides a full survey pack before viewings, buyers make offers above a minimum price, and the sale is concluded through an exchange of letters between solicitors, the missives. The purchase tax is also Scottish, with an 8% surcharge for anyone who already owns a home, anywhere in the world.
On prices, the average home price in Edinburgh reached £303,965 in July 2026, up 4% over a year, according to the official UK House Price Index. For a flat, the average is £246,563. This guide goes through the steps in order, with the costs to expect at each one.
According to the official index for the City of Edinburgh (July 2026 data, published in September):
The report from ESPC, the organisation of Edinburgh's solicitor estate agents, published in September 2026 for the period from June to August, shows a market that is still competitive: 89.8% of the properties sold were listed as "Offers Over", that is, from a minimum price, and the price achieved averaged 102.6% of the valuation stated in the Home Report. A property went under offer in 21 days at the median. Keep one simple rule in mind: on a sought-after property, the asking price is a minimum, not a target.
Before viewing, ask a bank for an agreement in principle that sets the amount you can borrow. ESPC recommends this in its September 2026 guide: it clarifies your budget and makes your offer credible against other buyers. For a buyer who does not live in the United Kingdom, the conditions are often stricter: compare several lenders.
In Scotland, the seller makes a Home Report available before viewings. It brings together a valuation, a property questionnaire, a survey of the condition of the home and an energy report. Do not stop at the valuation figure: read the condition notes and the recommended repairs, which will weigh on your budget after the purchase.
The solicitor submits the offer in your name and negotiates the contract. Choose one before you start viewing: when a seller sets a deadline for offers (closing date), you need to be able to react within a few days.
On an "Offers Over" property, you offer a price above the minimum. If several buyers come forward, the seller sets a closing date and chooses the offer that suits them. According to ESPC, 22.8% of sales in Edinburgh went through a closing date this summer. Before offering above the Home Report valuation, ask your solicitor and your mortgage adviser what price remains realistic and financeable.
Once the offer is accepted, the solicitors exchange formal letters, the missives. Together, they form the sales contract. Once they are concluded, the commitment becomes binding for both parties: this is the moment to leave nothing outstanding on the financing or the condition of the property.
Buying a home in Scotland is subject to LBTT, calculated in bands according to Revenue Scotland:
For a £300,000 property, the tax therefore comes to £4,600 (£2,100 on the 2% band, £2,500 on the 5% band). A return is due from £40,000, even if no tax is payable. First-time buyers benefit from a threshold of £175,000, which saves at most £600.
If you already own a home, in France or elsewhere, and the purchase does not replace your main residence, you pay the Additional Dwelling Supplement: 8% of the total price for transactions since 5 December 2024. On £300,000, that is £24,000 on top of the LBTT. If you are replacing your main residence and sell the old one within 36 months, the supplement can be refunded, subject to conditions.
Since 24 June 2026, the Scottish government pays up to £10,000 as a deposit to first-time buyers, for a property of no more than £300,000 bought with a mortgage, according to ESPC. A condition to note: you must never have owned property, anywhere in the world. A £650 administration fee applies after approval.
The Bank of England held its base rate at 3.75% on 17 September 2026. Its next decision is expected on 5 November 2026. If your income is in euros, factor the exchange-rate risk into your calculation too.
If you are preparing your purchase from France, a Remoters home finder based in Edinburgh can select properties, view them for you, help you read the Home Reports and liaise with your solicitor until the missives are concluded. The first conversation and the quote are free.
Short answers to the questions our readers ask, written to stand on their own.
Sources cited in this article
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