Non-domestic rates revaluation 2023 in Scotland

About the 2023 revaluation

Non-domestic rates (sometimes called business rates) are a property tax, charged on non-domestic properties. The amount that each ratepayer will pay is proportional to the determined value of their property, known as the rateable value, and may be reduced by reliefs.

The rateable value broadly corresponds to the notional rental value the property could achieve in the open market, if it were vacant and available to let, taking account of the type and nature of the property. Following revaluation, ratepayers can make proposals and appeals against their rateable value. More information about proposals and appeals is available at mygov.scot.

While this report refers to lands and heritages listed as separate entries on the valuation roll as ‘properties’, this actually includes buildings such as shops or offices, as well as other entries such as shooting rights, car parks, and utilities.

Rateable values are initially determined once a property comes into existence or occupancy, and are redetermined at revaluations. Rateable values are determined by the 14 Scottish Assessors, who are independent of both Scottish and local government. Current and historic rateable values for individual properties may be accessed on the Scottish Assessors Association website.

The help and cooperation of the Scottish Assessors in the production of this report are gratefully acknowledged.

The 2023 revaluation took effect on 1 April 2023, with reference to rental values and market conditions as at the tone date of 1 April 2022. The last revaluation took effect on 1 April 2017, and the tone date was 1 April 2015. Recent revaluations took place in 2010, 2005, and 2000, with two-year tone dates.

The main purpose of revaluations is to update the non-domestic rates tax base, to ensure that rateable values reflect the rental market. Rateable values are based on the notional rental value of each property. Therefore, if the rents for a certain type of property have increased, so will their rateable values. Through revaluations, the non-domestic rates tax burden is redistributed to reflect changes in market values.

The Scottish Assessors Association (SAA) have developed practice notes, which are used to help assessors determine the rateable value of properties. A summary valuation for a property may also be found for some properties by searching on the SAA website.

Some properties, such as bed and breakfast accommodation, can have both a domestic and non-domestic use. In these cases, the Assessor will apportion a part of the rateable value which relates to residential use, for which rates will not be charged. In addition, fishing rights are assigned a rateable value, but are not liable for non-domestic rates. The rateable value relating to residential apportionment and to fishing rights is excluded from this report and the accompanying tables.

Alongside new rateable values, a range of non-domestic rates measures announced at the Scottish Budget for 2023 – 2024 took effect on 1 April 2023, which may change the effect of the revaluation on ratepayers. Except for the poundage, supplements, and general revaluation transitional relief, the effects of these policies are not covered in this report.

The poundage (tax rate) is set nationally by the Scottish Government, and for the financial year 2023 to 2024 it has been set at 49.8p for every £1 of rateable value. Properties with a rateable value greater than £51,000 and less than or equal to £100,000 are liable for an additional supplement of 1.3p per £1 (the Intermediate Property Rate), and those with a rateable value above £100,000 are liable for an additional supplement of 2.6p per £1 of rateable value (the Higher Property Rate).

The poundage and supplements in 2023 – 2024 remain the same as in 2022 – 2023, but the threshold at which properties begin to pay the Higher Property Rate has been increased from £95,000 to £100,000.

Ratepayers may apply for reliefs which reduce or remove their liability. General revaluation transitional relief was introduced from 1 April 2023 to protect ratepayers from the effects of large increases in rateable values due to revaluation on their bills, and applies automatically to all eligible properties.

A range of other non-domestic rates reliefs are available, and eligible ratepayers can apply for these through their local council. More information about non-domestic rates reliefs is available at mygov.scot.

Some Assessors have additional responsibility for designated utilities across Scotland. Designated utilities are large entries managed by utility companies, and are valued at a national level by designated Assessors. These are: Central (docks and harbours), Lanarkshire (electricity), Dunbartonshire, Argyll and Bute (gas), Highland and Western Isles (railways), Renfrewshire (telecommunications), and Fife (water).

It should be noted that not all utilities are designated utilities, and properties of these types may also appear on the local valuation roll for their area. For example, the national mainline railway network, which covers most of the Scottish mainland, is a designated utility under the responsibility of the Assessor for Highland and Western Isles and the Highland Council. Smaller railways (e.g. underground, trams, or heritage railways) appear in the valuation roll for the council area in which they are located.