Scottish Budget 2025: Impact of the ADS Increase on Landlords and the Property Market
Scotland’s property sector is reeling following the sudden announcement in the 2025-26 Budget to increase the Additional Dwelling Supplement (ADS) from 6% to 8%. This significant rise, introduced overnight and with no prior notice, has left buyers, sellers, and landlords scrambling to adjust to the unexpected financial burden.
The Immediate Impact on Buyers
The ADS applies to purchases of second homes, buy-to-let properties, and homes bought under a company name. The 2% increase has major implications for buyers’ budgets. For example, a typical two-bedroom flat in Leith would have incurred an ADS bill of around £14,792 prior to the Budget. Now, the same property comes with a staggering £19,723 charge, adding an extra £5,000 overnight.
This unexpected increase has caused many buyers to reconsider their purchases, leading to withdrawals from transactions. Solicitors across the sector are already reporting a wave of disrupted deals as buyers struggle to cope with the new cost. The ripple effect is being felt by sellers and investors alike, causing delays and financial uncertainty.
Pressure on Scotland’s Housing Crisis
The increase comes at a time when Scotland faces a Housing Emergency, with a chronic shortage of rental properties and growing demand. Small-scale landlords and buy-to-let investors, who provide much of the much-needed rental housing, will now find it even harder to make their investments viable.
This policy risks further reducing supply in the private rented sector, which is already under immense pressure. With additional costs being passed on to tenants, rents are likely to rise further, deepening the affordability crisis for renters across Scotland.
Unintended Consequences for Landlords
Landlords are particularly affected by the new policy. Many who invest in buy-to-let properties will face a significant hit to their cash flow, making Scotland one of the most expensive regions in the UK to own and rent out property. At a time when rental demand is soaring, this added cost creates yet another barrier for new investors considering entering the market.
Furthermore, the immediate implementation of the tax hike has compounded the problem, leaving buyers with little to no time to adjust or reassess their financial plans. Transactions already in progress but without concluded contracts are now subject to the higher 8% rate, forcing many buyers to reconsider their position.
A Mixed Budget for the Property Market
While the Budget included positive commitments, such as a pledge to build 8,000 affordable homes and invest £300 million in energy-efficient upgrades, the sharp increase in ADS undermines these efforts. Policies aimed at tackling affordability must encourage investment in the private rented sector, not deter it. Scotland urgently needs more rental homes, and this tax hike risks achieving the opposite outcome.
What Happens Next?
The property market is already experiencing significant disruption as a result of this sudden change. For landlords, investors, and buyers, the increased ADS rate adds new challenges in an already complex market. At Home Sales and Lettings, we understand the pressures you face and are here to help you navigate these changes. Whether you’re buying, selling, or renting, our expert team can guide you through this evolving landscape and help you make informed decisions.
If you have concerns about how the ADS changes may affect your plans, get in touch today for personalised advice and support.