Capital Gains Tax on Property in Scotland
CGT is UK-wide — but Scottish taxpayers use the UK basic-rate band to fix their CGT rate, not Scottish bands. Worked example and the 60-day rule.
The short answer
Capital Gains Tax is the same in Scotland as in the rest of the UK — it is not devolved. Residential property gains are taxed at 18% and 24% after the £3,000 annual exempt amount. The twist: which rate you pay depends on the UK basic-rate band (£37,700), not the Scottish income-tax bands you pay on your salary.
“Capital gains tax calculator Scotland” is a popular search with no good answer, because the honest answer is that there is no Scottish CGT — but there is a Scottish complication.
The rates
| Element | 2026/27 |
|---|---|
| Gain within your unused UK basic-rate band | 18% |
| Gain above the UK basic-rate band | 24% |
| Annual exempt amount (per person, per tax year) | £3,000 |
| Reporting and payment deadline for UK residential property | 60 days from completion |
The Scottish band trap
Scottish taxpayers pay income tax on salary and rent using Scotland’s bands (the higher rate starts at £43,662 of income). CGT ignores that. To decide how much of your gain is taxed at 18%, HMRC uses the UK basic-rate band of £37,700 above the personal allowance — total income up to £50,270.
Result: a Scottish landlord earning £48,000 is a Scottish higher-rate income-taxpayer but still has £2,270 of UK basic-rate band left for CGT purposes, so £2,270 of gain is taxed at 18% and the rest at 24%.
Worked example
A Scottish-resident landlord with £48,000 of income sells a flat in 2026/27 for a £60,000 gain after costs. Less £3,000 exempt amount = £57,000 chargeable. £2,270 at 18% = £409; £54,730 at 24% = £13,135. CGT £13,544, due within 60 days. Run your own numbers in the CGT calculator — it applies the UK band regardless of where you live.
Everything else is UK-wide too
- Private residence relief (final 9 months always exempt) and lettings relief (shared occupation only, max £40,000)
- Deductible costs: purchase and sale fees, LBTT paid on purchase, capital improvements
- Spouse transfers at no gain / no loss — two annual exempt amounts and two basic-rate bands
gov.uk Capital Gains Tax rates and allowances; HMRC CG guidance on Scottish taxpayers (rates determined by UK thresholds); Scottish income-tax thresholds gov.scot 2026/27 factsheet. Checked 2026-08-29; re-checked 31 Aug 2026.
Quick answers
No — CGT is a UK-wide tax. Residential property gains are taxed at 18% / 24% with a £3,000 exempt amount, the same as England.
The UK basic-rate band (£37,700 above the personal allowance), not the Scottish bands. Many Scottish higher-rate taxpayers still have some UK basic-rate band left for CGT.
Within 60 days of completion via HMRC's UK property return, plus in your self assessment.
Yes — LBTT and ADS paid on purchase are acquisition costs deducted when working out the gain.