Buying a castle in Scotland: A buying agent’s advice
Buying a castle in Scotland has never been short of admirers, and The Traitors has lately lent Scottish castles a fresh allure.
For the buyers we meet, the appeal runs deeper than the screen: the stillness of thick stone walls, a turnpike stair climbing to a room with a view across the glen, land to walk, and often a family connection that makes coming home to Scotland part of the story.
Scotland has its own law, tax and heritage system, distinct from the rules for castles and historic homes elsewhere in the UK, and understanding it early makes for a smoother and more enjoyable purchase.
Can anyone buy a castle in Scotland?
Overseas buyers can generally purchase property in Scotland regardless of nationality or residency, although owning a home there does not in itself give a right to live in the UK. In Garrington’s experience, the more interesting question is which kind of castle suits you, because “castle” describes a wide range of Scottish homes rather than a legal category.
The variety is part of the pleasure of buying a castle in Scotland. The tower house is the defining Scottish form, tall and compact with rooms stacked one above another. Craigievar in Aberdeenshire, completed in 1626, is the celebrated example, and many smaller towers have been restored over the past half-century as much-loved family homes. The Scots Baronial house, the turreted style Balmoral popularised in the 1850s, offers grander rooms and space for guests.
A castle divided into apartments brings the architecture and setting with a share of the building, while a consolidated ruin appeals to those who want to bring one back to life.
Most castles have evolved over centuries, and that layering is much of their character; Eilean Donan, rebuilt in the early twentieth century on the ruins of its predecessor, is a fine example. One romantic notion does not travel with the keys. Since feudal tenure was abolished in 2004, a Scottish barony has been separate from land, so buying a castle does not in itself bring a title.
Life in a Scottish castle: what ownership offers
Owning a castle changes the rhythm of a household. Light falls through deep window embrasures, a great hall turns a family gathering into an occasion, and the grounds may hold a walled garden or woodland, with hills, lochs or coast beginning at the boundary.
Some owners come for stalking, shooting or a beat on a salmon river, others for quiet, room to work from home or an outdoor childhood for their children.
Castles also hold a place in their communities, and many owners enjoy opening the grounds for a local event or welcoming wedding parties. What the owners we work with tend to share is a sense of stewardship, the pleasure of caring for a building that has stood for centuries and handing it on in good order. For anyone buying a castle in Scotland, that continuity is often the deepest reward.
How much does it cost to buy a castle in Scotland?
The price of a Scottish castle reflects its condition, the land and rights included, its location and how ready it is to live in. Garrington encourages buyers to plan three costs together: buying the castle, preparing it as a home and running it. Scottish castles are commonly marketed at “offers over”, with competing interest settled at a closing date.
An “offers over” figure is usually where bidding begins rather than where it ends, so a clear view of value before the closing date is one of the most useful things a buyer can have. Purchases in Scotland come under Land and Buildings Transaction Tax, administered by Revenue Scotland.
The Additional Dwelling Supplement may also apply where a buyer already owns a home elsewhere, which can make a significant difference to the budget for a second home. Liability depends on individual circumstances, so we recommend confirming the position with a Scottish solicitor or tax adviser before making an offer.
Why do some Scottish castles seem so cheap?
A modest asking price for a Scottish castle usually reflects the work or responsibility that comes with it, such as a building in need of restoration, a scheduled monument designation that limits change, a remote setting with fewer buyers, or shared repair arrangements in a castle divided into apartments. For the right buyer, each can be an opportunity.
Castles described in headlines as bargains are often ruins, and for buyers drawn to restoration they can be the start of a remarkable project. Where a ruin is a scheduled monument, works need Scheduled Monument Consent from Historic Environment Scotland, so understanding what may be possible comes before any commitment. The asking price tells only part of the story, and careful preparation fills in the rest.
Apartments offer an appealing way into castle living, with the architecture, grounds and views enjoyed alongside a small number of neighbours. Responsibility for the roof and shared areas is set by the title deeds, the general law and any factoring arrangement, and a solicitor will explain how it works before purchase. Restoration in any form rewards patience, and the principles of refurbishing a distressed property apply to historic stone as much as to any home.
How the buying process works in Scotland
Buying a castle in Scotland follows Scottish conveyancing, a solicitor-led process that ends with registration at Registers of Scotland. Interest is usually registered through a solicitor, and where several buyers are interested the seller may set a closing date for offers. When we act for buyers at a closing date, much of our work lies in shaping an offer that stands out for the right reasons.
Most homes for sale in Scotland come with a Home Report, though some castles, particularly those needing restoration, may be sold without one. Either way, a specialist survey by someone who knows traditional masonry, roofs and timbers gives a much clearer understanding of the building. A Scottish purchase normally becomes binding when missives are concluded, which is why surveys and legal checks, including the extent of any land, foreshore and fishings, are best arranged before that point.
Listed building consent and scheduled monuments: what you can change
Historic Environment Scotland lists buildings of special architectural or historic interest in Categories A, B and C. A buyer will want to know early which category applies and what the listing covers, as it can extend to some structures within the grounds. Changes that affect a listed building’s character need listed building consent from the local planning authority, while scheduled monuments have their own consent from Historic Environment Scotland.
Listing does not freeze a castle in time. With the right consents, owners modernise kitchens, bathrooms and heating and bring tired rooms back into use in ways that respect the building’s character.
Traditional methods such as lime mortar and the skills of experienced stonemasons are part of that. Allowing for them in the budget and timetable, along with checking the VAT position on the work, makes the project far smoother.
Historic Environment Scotland’s grants fund is open to private owners but prioritises projects with clear public benefit, so our advice is to treat any grant as a welcome bonus rather than part of the offer.
Land, sporting rights and Scotland’s land reform rules
Scots law treats land, fishings and access in its own way, and for many people buying a castle in Scotland, the land is what turns it into a way of life. Salmon fishings can be owned separately from the riverbank, so buyers who fish will want to confirm exactly what is included. Scotland’s access legislation gives the public responsible access to most land while respecting privacy around homes, and many owners enjoy sharing their paths and hills with walkers.
Agricultural tenancies, and crofting in parts of the Highlands and Islands, are woven into many estates and their communities.
The Land Reform (Scotland) Act 2025, which received Royal Assent on 16 December 2025, introduces new rules for large landholdings, including greater community engagement and changes to how some large estates are sold. Its provisions are being brought into force in stages, so buyers considering a substantial estate should take specialist guidance on what applies at the time of purchase.
Where to buy: how Scotland’s castle markets differ
Part of the pleasure of buying a castle in Scotland is choosing which Scotland you want to wake up in. The castles named below are included to illustrate the character of each area, not as properties to buy.
The Highlands and Islands
Eilean Donan, Cawdor and Dunrobin set the image of the Highland castle, and the market runs from Inverness, the Black Isle and Ross-shire to Sutherland, Caithness, Skye, the Hebrides and Orkney.
Ardross Castle near Alness, the Scots Baronial house best known as the setting for The Traitors, has also welcomed weddings, events and film crews, a reminder that a castle can be shared as well as lived in.
Mountains, sea lochs and sporting estates are often on the doorstep, and the sense of space and light draws many buyers north. Those who think through the practical side of rural life in the Highlands, from local contractors to ferries and winter travel, arrive well prepared to enjoy it.
Aberdeenshire
Aberdeenshire is widely recognised for its concentration of tower houses and castles: Balmoral, Craigievar, Crathes and the clifftop ruin of Dunnottar near Stonehaven are among them.
Many sit in rolling farmland along Royal Deeside and around the Don valley, within reach of Aberdeen. Here a castle often sits at the heart of a working rural community.
Argyll and Bute
This is a world of sea lochs, islands and long coastlines. Inveraray stands on the shore of Loch Fyne, the ruins of Kilchurn on Loch Awe and Duart on the Isle of Mull. Buyers are often drawn by sailing, fishing and the water itself, and access by road and ferry shapes daily life as much as the building does.
Perthshire
Perthshire is estate country, with Blair Castle in Highland Perthshire and the River Tay, famous for its salmon, running through it. Sporting estates and handsome towns such as Pitlochry, Aberfeldy and Dunkeld suit buyers who want rural space within reach of both Edinburgh and Glasgow.
Loch Lomond and Stirling
Stirling Castle and Doune Castle anchor an area that runs from the historic heart of Stirling to the shores of Loch Lomond and the hills of the Trossachs. Tower houses and country houses here sit within easy reach of Glasgow and Edinburgh, so buyers can combine Highland scenery with city life.
Glasgow, Ayrshire and the South West
Robert Adam’s Culzean on the Ayrshire clifftops, the moated triangle of Caerlaverock near Dumfries and the pink sandstone of Drumlanrig show the range of this quieter corner of Scotland. The Ayrshire coast offers links golf and sea views within reach of Glasgow, while Dumfries and Galloway brings forests, rivers and a gentler pace.
Edinburgh, the Lothians and the Scottish Borders
Tantallon and Dirleton, medieval castles in the care of Historic Environment Scotland, set the tone along the East Lothian coast. Sandy bays, links golf and towns such as North Berwick, Gullane and Haddington draw buyers who want a main home within reach of the capital, so closing dates are common. Further south, the Borders pairs tower houses and peel towers such as Smailholm with Floors at Kelso and the sporting and agricultural estates of the Tweed.
What does it cost to run a castle in Scotland?
Running costs for a Scottish castle depend on its size, condition, roof area, heating system and how much of the building is in daily use. Garrington’s view is that the clearest picture comes from a condition survey, a costed maintenance plan and, where available, the current owner’s accounts, which together give buyers a confident basis for planning.
The main items are heating, specialist insurance for listed and traditionally built homes, staff and grounds, and a steady programme of maintenance for roofs, rainwater goods and stonework. Planned early, that programme becomes part of the rhythm of the year, and modern heating, sympathetic improvements and living mainly in part of the building can all make a castle more comfortable day to day.
Some owners host weddings, events or holiday guests, and depending on how the property is used, this may call for planning permission, a licence or other approvals. Such income can contribute to upkeep, and for many owners sharing the place is a pleasure in its own right.
Buying a castle in Scotland with a buying agent
Some castles and estates are sold privately, so in Garrington’s experience the search often begins before anything is listed, and local knowledge and a network across the industry open the way to off-market property in Scotland.
We also help buyers assemble the right team early: a solicitor with rural and heritage experience, a building surveyor who knows traditional construction and often a conservation architect, all in place before the closing date. The right castle is worth waiting for, and when it appears, being ready means you can act decisively.
Garrington’s Scotland team covers the whole country, from the Highlands and Islands to Edinburgh, the Lothians and the Borders. If buying a castle in Scotland is on your horizon, we would welcome a conversation about the kind of place you have in mind. Please get in touch.
