Coming back from the United States after following Scotland at the World Cup in Boston, I found myself thinking about more than football. The atmosphere at the Gillette, sorry Boston Stadium and at Fenway Park I experienced with fellow members of the Tartan Army was unbelievable, and one that in my mind that was significantly enhanced by the connection between the people of Scotland and the United States. By the time I got back to work in St Andrews, I wasn’t just thinking about the tournament—I was thinking about Scotland itself and why owning a second home here makes sense to so many Americans and Canadians. Scotland from the East Coast is only a 6-hour flight (we did it in 5:45), you arrive in the morning, so you get the full day. We speak the same language, with minimal translation - well most of the time. So, I can see the draw to owning a home here for those from “across the pond”.
One place that particularly always catches the imagination is St Andrews. Golfers know it as the Home of Golf, but even non-players are drawn to its beaches, historic university and beautiful coastline. Walking around the town, it is easy to understand why so many fall in love with it. International demand and limited supply have helped keep values resilient, and premium homes close to the Old Course continue to command significant premiums – just try and book an Airbnb. The same can be said for the Old and New Town in Edinburgh and the Highlands, the direct correlation between Airbnb rates and the property markets for those areas often tells the investment story.
My first piece of advice to American buyers is to focus on lifestyle rather than speculation. Whether it’s a cottage in the Highlands, an apartment in Edinburgh or a townhouse near the Old Course, think about how often you’ll use the property and if it’s an investment property how often you would want to rent it out. When you are looking at properties think about the accessibility, how close is it to the airport and train stations.
Understanding the Scottish buying process is essential because it differs considerably from other regions. Most homes are put on the open market, marketed with a Home Report, which includes an independent survey, energy report and valuation. Once you’ve found a property, your Scottish solicitor submits a formal offer on your behalf. After negotiations, both parties exchange a series of letters known as missives. When the missives are concluded, the agreement becomes legally binding, making gazumping extremely rare compared with some markets. One nuance if you are buying for cash in Scotland is that you won’t have to sign any legal paperwork, your solicitor signs for you. There are a few hoops to jump through in terms of the Anti-Money Laundering process, but most firms are well versed in dealing with that and will walk you through it.
A good local solicitor is indispensable in guiding you through the process. They will handle title checks, searches, contracts and the transfer of funds. In Scotland, solicitors play a much larger role in the transaction than real estate attorneys typically do in the United States or Canada, so getting them involved early will ensure the best possible experience during the transaction.
Buyers also need to budget carefully for taxes. Scotland levies Land and Buildings Transaction Tax (LBTT), which is similar to stamp duty. In addition, anyone purchasing a second home is generally liable for the Additional Dwelling Supplement, which currently adds 8 per cent of the purchase price on top of normal LBTT. Importantly, ownership of another property anywhere in the world can trigger the surcharge, making specialist tax advice worthwhile for overseas buyers. Rates and bands have remained unchanged for 2026-27, but the Additional Dwelling Supplement is now the highest property surcharge in the UK.
Finally, remember that buying costs are only part of the equation. Insurance, maintenance, utilities and travel expenses should all be factored into your calculations. And anyone hoping to offset costs with holiday rentals should research local short-term let licensing requirements before completing a purchase.
As I unpacked my kilt and reflected on a fantastic trip to Boston, I realized that Scotland’s connection to the Americas makes it more than a place simply to visit. For Americans and Canadians with a passion for golf, history and the country itself, owning a home in St Andrews or elsewhere in Scotland can be both a practical investment and a deeply rewarding way to maintain that connection.
For further advice on all aspects of property transactions, contact the Residential Property team on 03330 4300150.
