Rent vs buy calculator · Scotland
Rent vs buy in Scotland: is it cheaper to rent or buy?
Buying leaves you £17,819 better off after 7 years. Owning a 2-bed all property types costs about £1,317 a month, against £1,034 to rent the same size home.
- After 7 years
- Buy +£17,819
- Difference in net wealth
- Monthly cost to own
- £1,317
- Mortgage £1,011, of which £305 is capital
- Monthly cost to rent
- £1,034
- Rent £911 plus council tax
- Median price
- £196,000
- all property types
- Cash needed to buy
- £20,020
- £19,600 deposit + £420 LBTT
- Price-to-rent ratio
- 17.9
- Price divided by a year of rent
Renting vs buying in Scotland by home size
| Bedrooms | Price | Rent / mo | Owning vs renting / mo | After 7 yrs |
|---|---|---|---|---|
| 1 bed | £196,000 | £702 | +£493 | Rent £5,947 |
| 2 bed | £196,000 | £911 | +£284 | Buy £17,819 |
| 3 bed | £196,000 | £1,172 | +£23 | Buy £47,619 |
| 4+ bed | £196,000 | £1,941 | −£746 | Buy £135,422 |
Average rent and house prices in Scotland
The ONS average private rent in Scotland is £1,013 a month (Aug 2026, provisional), up 1.1% on a year earlier. The median price paid is £196,000 (UK HPI Scotland average, Jul 2026 (no local or type split loaded)).
Default scenario: 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%. Council tax is £1,470 a year (Band C) and is paid whether you rent or buy, so it does not change the verdict.
Renting or buying in Scotland: FAQs
Is it cheaper to rent or buy in Scotland?
For a 2-bed home in Scotland, owning costs about £1,317 a month and renting about £1,034, both including council tax. Buying leaves you £17,819 better off after 7 years. This assumes a 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%.
What is the average rent in Scotland?
The ONS average private rent in Scotland is £1,013 a month across all home sizes (Aug 2026, provisional), with £702 for 1 bed, £911 for 2 bed, £1,172 for 3 bed, £1,941 for 4 or more bed. Rents rose 1.1% over the past year.
What is the average house price in Scotland?
The median price paid in Scotland is £196,000 (UK HPI Scotland average, Jul 2026 (no local or type split loaded)). The calculator uses £196,000 for a all property types, the property type typical for a 2-bed home.
How much is stamp duty on an average home in Scotland?
A first-time buyer paying £196,000 would pay £420 in LBTT. With a 10% deposit of £19,600, the cash needed on day one is about £20,020.
What is the price-to-rent ratio in Scotland?
About 17.9: the 2-bed price is 17.9 times a year of rent. Higher ratios favour renting; lower ratios favour buying.
Which home size is best value to buy in Scotland?
On the default assumptions, a 4+-bed home gives buying its strongest position: buying ahead by £135,422 after 7 years.
How many years until buying pays off in Scotland?
The lead first changes hands in year 3 on the default settings. Staying longer spreads stamp duty and selling costs over more years.
Areas with a similar price-to-rent ratio
Browse every local authority.