Additional Dwelling Supplement and what it means for second home owners in Scotland

Our Oban Estate Agent Andrew Fuller discusses Additional Dwelling Supplement in Scotland.

The Additional Dwelling Supplement (ADS) is a tax measure in Scotland aimed at curbing the acquisition of second homes and investment properties with the hope of promoting home ownership among residents. The tax applies to the purchase of additional residential properties, including holiday homes and buy-to-let properties and is applicable if the total purchase price of the property exceeds £40,000.

Anyone purchasing a second or subsequent residential property in Scotland may be liable for ADS. This includes individuals, companies, and other entities. It’s important to note that ADS is payable in addition to the standard Land and Buildings Transaction Tax (LBTT). For example, if you already own a home and decide to buy another, you will be required to pay ADS on the new property, regardless of whether it’s an investment or a holiday retreat.

The ADS rate is currently set at 6% of the total purchase price of the property. This rate is applied uniformly, meaning there’s no tiered system as with LBTT. For instance, on a property purchased for £250,000, the ADS would amount to £15,000. As demonstrated, ADS can result in a significant addition to the overall purchase price. As professional estate agents, it is our duty to make purchasers aware of the ADS in order that this tax can be factored in pre-offer.

Bell Ingram Oban recently listed a single portfolio of three island properties, comprising three-bedroom family residence and two self-contained one-bedroom holiday letting cottages, all set within around 19 acres of coastal frontage. Whist the main three-bedroom residence is highly likely to become a family home, the two letting cottages are each subject to the ADS. In this instance, the valuation of the main house is covered by the mortgage valuation within the Home Report, therefore an independent valuation is required to determine the taxable value for each cottage.

The implementation of ADS reflects the Scottish Government’s commitment to improve housing affordability and availability for primary residences by discouraging the acquisition of multiple properties by investors and/or wealthier individuals. The aim is to level the playing field by giving first-time buyers a better chance in a competitive property market. Prospective buyers of second homes or investment properties must carefully consider this additional cost when planning their purchases.

If you are looking for property advice in the Argyll & Bute region, contact our Oban team on 01631 566 122 or email Andrew.fuller@bellingram.co.uk.

Dervaig Emerges as a Property Hotspot on the Isle of Mull

The picturesque village of Dervaig on the Isle of Mull is rapidly becoming a sought-after destination for property buyers, with recent market activity highlighting its appeal. In a testament to the village’s increasing popularity, two stunning three-bedroom properties, Tigh na Cuilce and Cuin Beag, each recently went under offer within just five days of their respective listings.

Nestled amid the stunning natural landscape to the north of the Isle of Mull, Dervaig combines natural beauty with a rich cultural heritage, making it an ideal location for both permanent residents and those seeking a tranquil holiday home. The village’s charm, coupled with its strong community spirit and convenient access to local amenities, is attracting a growing number of buyers.

“I am thrilled to see such a dynamic interest in Mull’s property market,” said Andrew Fuller, resident of Mull and estate agent at Bell Ingram. “The immediate interest in properties such as Tigh Na Cuilce and Cuin Beag  is a clear indicator of the village’s appeal and increasing demand for homes in this beautiful part of Mull. Buyers are captivated by the idyllic island location, scenic views, and the community lifestyle that villages such as Dervaig offers.”

Dervaig is surrounded by breathtaking landscapes, including forests, hills, and coastal views, making it a perfect retreat for nature lovers. The village boasts a strong sense of community, with local events, activities, and amenities that enhance the quality of life for residents. Dervaig also offers good transport links to other parts of Mull and further, to mainland Scotland, making it an attractive option for those seeking a peaceful yet connected lifestyle.

“Another three-bedroom property within the village, Tigh Na Creag, has also witnessed a recent surge in interest. This wonderful family home offers far reaching views across the surrounding countryside and also includes an optional development plot with planning permission.”

For more information about properties in Dervaig and across the Isle of Mull, or to register for updates on new listings, please click here.

My House Will Sell in Days, No Problem

Is that what you’re thinking, or perhaps you’ve heard it said?

We have, and even solicitors submitting offers for their clients often say: “This offer is subject to our clients selling their own property.”

Several years ago, such offers wouldn’t be accepted, and the market seems to be reverting to that norm. The market is saturated with chain sales that frequently fall apart, wasting significant marketing time.

Have you noticed more properties available on the market? We have. This is because sales are taking longer, and buyers are starting to realise that offering on a property subject to their own sale and expecting the seller to wait is no longer feasible.

While a buyer can offer “subject to their sale”, the seller should continue marketing their property, ensuring regular communication between the agent, seller, and potential buyer.

What has changed in the property market?

Many subtle changes have occurred over recent months, driven by factors such as the cost of living, food, fuel, energy prices, wars, politics, and interest rates. While these issues are not new, they have collectively contributed to a shift in the market.

We’ve adjusted to most of these changes, and that’s the point – the market we experienced was exceptional, but we are now transitioning back to a more typical property market.

Get a Genuine Feel of the Market

Sellers need an accurate understanding of the market from their agent, not just what they want to hear. Our professional agents will provide you with a genuine guide through the current property market.

If you are thinking of selling, contact your local Bell Ingram office for a no obligation market appraisal for your property.

May Property Market Insight from Carl Warden, Bell Ingram’s Head of Estate Agency

As the weather begins to improve and the rain starts to taper off, there’s a palpable sense of relief among the farming community. But interestingly, it’s not just farmers who are benefiting from this change – the property market is also experiencing a surge in activity.

According to Carl Warden, Bell Ingram’s Head of Estate Agency, there has been a noticeable uptick in interest in the property market recently. Competitive closing dates and premium prices are becoming more common, indicating a heightened level of competition among buyers. Properties that were listed in the final quarter of 2023 are now quickly going under offer, highlighting the importance of timing in satisfying the current demand.

Says Carl: “Sellers are becoming increasingly aware of the need to stay ahead of the curve in this fast-paced market. More property appraisals are being requested as sellers recognise the importance of being well-prepared before making an offer on a new property.”

However, Carl advises against complacency, emphasising the importance of realistic expectations, explaining: “Despite the buoyant market, it’s crucial for both buyers and sellers to approach transactions with a clear understanding of what is achievable. With the right guidance, though, I believe that everyone can reach their desired outcome.”

One area that Carl highlights as particularly crucial is conveyancing – the legal process of transferring property ownership. He stresses the importance of having a competent solicitor who can navigate the complexities of this process. Regular communication with your solicitor, including requesting progress reports, is essential to ensuring a smooth transaction.

But Carl wants to make it clear that the job of an estate agent doesn’t end once an offer is accepted. Agents play a vital role in facilitating communication between buyers, sellers, and solicitors, helping to resolve any issues that may arise during the transaction.

He concludes: “Looking ahead, I predicts that the Scottish property market will continue to flourish throughout the summer as demand remains high and availability remains limited. So, whether you’re buying or selling, now could be the perfect time to make your move in the market.”

Bell Ingram latest sold properties…

Another busy month of sales concluding for our Estate Agents in Perth and Kinross, Highland and Argyll and Bute.  Have a look below at some of our latest sold properties.

Sold by our Perth and Kinross Estate Agents

Balarchibald Steading, Ballechin, Pitlochry

Perth Office

Mains of Craichie Farmhouse, Craichie, Forfar, Angus

Perth Office

Kirklands, High Street, Kinross

Perth Office

Sold by our Argyll & Bute Estate Agents

Penmore House, Tobermory, Isle of Mull, Argyll and Bute

Oban Office

Hynish House, Isle of Tiree, Argyll and Bute

Oban Office

Balmacara, Dervaig, Isle of Mull, Argyll and Bute

Oban Office

Are you looking for a market appraisal on your own property? Get in touch with our Estate Agents to book your market appraisal by clicking here.

Spring Awakening: A Look into Scotland’s Highlands and Islands Property Market in 2024

As the early Easter passed by, so did the rush to list properties in Scotland’s Highlands and Islands. With the early holiday dampening the desire to showcase homes amidst chilly weather and barren gardens, many clients opted to wait until spring truly sprung.

Now, as April unfolds, the landscape is changing. Colourful blooms adorn once-dormant gardens, and the weather turns milder, signaling the perfect time for homeowners to unveil their properties to eager buyers. The delay has only heightened anticipation, and the market is abuzz with newfound activity.

In recent weeks, there has been a noticeable surge in properties hitting the market, accompanied by an increase in viewing requests. This uptick in interest is promising as we transition into the warmer months.

Particularly noteworthy is the heightened attention surrounding high-end island properties nestled along the picturesque coastal regions. These gems have captured the imagination of prospective buyers with the allure of coastal living, combined with the impending summer ferry timetable contributing to this burgeoning interest.

The current sentiment among industry insiders is one of optimism and anticipation. With the stage set for a bustling selling season, stakeholders are gearing up for what promises to be a dynamic period in the region’s property market. The delayed onset of Spring has only served to amplify excitement, with sellers and buyers alike eager to capitalise on the newfound momentum.

As we navigate through the Spring months, all signs point to a flourishing market in Scotland’s Highlands and Islands. With properties blossoming onto the scene and interest steadily mounting, the stage is set for an exciting and rewarding market ahead.

If you are looking to buy or sell in the Scottish Highlands, contact our local property expert Joanne Stennett on 01463 717799 or email joanne.stennett@bellingram.co.uk.

Scotland’s West Coast property market witnesses the joy of spring

Spring is the time of year for new life. As the days become longer, the landscape here on the West Scotland changes, from flat brown hues to a palette of vibrant greens, a vivid backdrop where fields come alive with the arrival of newborn lambs and calves. Spring is a season of hope.

As I travel the length and breadth of Argyll carrying out property appraisals, I am also witnessing new life in the residential property market. After a relatively steady winter period, Spring has brought a steady rise in the level of enquiries across most property search locations. Clients are now beginning to make plans for the year ahead with many new buyers excited to relocate to this beautiful part of Scotland.

We have achieved several ‘off market’ sales in recent months – matching purchasers with properties without the need for listing the property on the open market. This works well over the traditionally quieter months, and we would advise buyers to register with us at an early stage to receive early information on new and upcoming property listings, especially those with specific requirements, such as island locations, properties with direct coastal frontage or crofts and amenity farms.

The market remains somewhat challenging for those seeking financing, but we anticipate that conditions will stabilise as the year unfolds. A recent decline in inflation, combined with the possibility of additional interest rate reductions should hopefully instil greater confidence in the market and make conditions easier for buyers.

I’ve recently been invited to carry out appraisals for several new crofts, farms and smallholdings, properties which present a captivating opportunity for those looking to embrace an outdoor lifestyle.

Bell Ingram prides itself on rural land sales and has expertise for both farm and estate management. As agents for AMC, we have specialists who can offer key advice on long term finance for rural businesses across Argyll.

There is no denying that Scotland’s property market still presents some ongoing challenges, but as we progress through the year we are optimistic that the market will continue to flourish.   

Find out more about the services are Oban Estate Agents offer here.