An increasing number of Americans are crossing the Atlantic — not just for tartan and tourism — but for property. Whether driven by a desire for a lifestyle change, retirement plans, or simply the dream of owning a piece of rugged coastline or historic charm, Scotland is having a real moment among U.S. buyers.
According to Alan Cumming of property firm Rettie, interest from the United States is soaring. “We’ve seen an 18% rise in web traffic from American users over the past year alone,” he said.
And it’s not just window shopping. U.S. buyer enquiries to Rightmove, the UK’s largest property portal, have revealed that Scotland has overtaken London as the most searched-for region by Americans. Edinburgh, in particular, now tops the charts as the favourite city.
Why Scotland?
So, what’s driving the demand?
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Lifestyle Appeal: From vibrant cultural cities like Edinburgh and Glasgow to the peaceful shores of Oban and North Berwick, Scotland offers a range of environments that contrast sharply with high-stress U.S. urban life.
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Affordability: Despite the tax quirks (more on that below), Scottish property prices are relatively low compared to major U.S. cities or even London and the South East of England.
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Cultural & Ancestral Ties: Many Americans trace roots back to Scotland and are drawn by a personal sense of heritage, romance, or the Outlander effect.
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Retirement Planning: Some are buying with a long-term view, planning future retirement or seasonal relocation.
As Cumming puts it: “Edinburgh stands out in European lifestyle rankings for good reason. It’s manageable in size, well-connected, and beautifully livable.”
Popular Hotspots
While Edinburgh is leading in interest, it’s not the only place on American buyers’ maps:
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Glasgow: With its arts scene, Victorian architecture, and lower price point, Glasgow is an attractive alternative to Edinburgh.
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St Andrews: Golf mecca and university town, combining tradition with prestige.
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Oban: A gateway to the islands with scenic charm and a slower pace of life.
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North Berwick: A seaside favourite for those looking for easy access to Edinburgh plus sandy beaches and community charm.
These towns are increasingly sought after by buyers looking for a second home, retirement base, or escape from U.S. urban sprawl.
The Catch: Scottish Property Taxes
But buying in Scotland isn’t all romantic castles and panoramic lochs. There are some key financial nuances that American buyers — and indeed many UK ones — don’t initially know.
The main one? Land and Buildings Transaction Tax (LBTT).
This is Scotland’s version of stamp duty, and it hits harder at the top end — especially for:
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Properties over £400,000, where the rates jump sharply
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Second homes, where a hefty 8% surcharge applies (compared to 6% in England)
For buyers unfamiliar with the devolved tax landscape in the UK, these figures can come as a surprise and may shift affordability expectations.
Still Good Value for Dollars
Even with the tax considerations, Scotland remains good value in a U.S. context, particularly in the exchange rate environment of 2025.
American buyers are often assisted by Scottish solicitors and local agents who walk them through the process — from understanding “offers over” pricing to finalising LBTT and maintenance expectations. For many, these professionals help offset the complexity of buying abroad.
The Verdict
While prices in Scotland are rising in line with increased demand, the country still offers a compelling mix of value, beauty, and cultural richness. And with remote work, early retirement, and digital lifestyles now more common, that dream cottage on the Isle of Skye or pied-à-terre in Leith is more achievable than ever.
For now, the American wave shows no sign of slowing — and Scotland, it seems, is happy to welcome them home.
