Getting Started

Buying your first home in Aberdeen or Aberdeenshire? This guide covers everything specific to our local market - from the Scottish property buying process to the best areas for first-time buyers.

The Buying Process in Scotland

The Scottish property buying process is different from England and Wales. Here's what to expect:

1

Get a Mortgage Agreement in Principle

Before you start viewing properties, speak to a mortgage advisor. They'll tell you how much you can borrow. In Scotland, you need this before making offers.

Local tip: Many Aberdeen solicitors offer free mortgage advice. Shop around for rates - local building societies like Aberdeen Asset Management often have competitive first-time buyer deals.

2

Register with a Solicitor

In Scotland, you need a solicitor from the start. They'll make offers on your behalf and handle the legal work.

Cost: Expect £800-£1,500 for conveyancing. Get quotes from several Aberdeen solicitors.

3

View Properties & Get a Survey

Once you find a property you like, arrange a Home Report. In Scotland, sellers must provide this - it includes a valuation and survey.

Important: Read the survey carefully. Aberdeen's granite properties can have specific issues like dampness. If you're concerned, get an independent survey.

4

Make an Offer

Your solicitor submits a formal offer. In Scotland, properties often go to "closing date" - a sealed bid process where multiple buyers submit offers.

Local reality: In popular Aberdeen areas (Cults, Bridge of Don, Westhill), properties often sell for 5-15% over Home Report value in competitive markets.

5

Offer Accepted

If your offer is accepted, you enter a legally binding contract immediately - no "gazumping" in Scotland!

6

Complete the Purchase

Your solicitor handles searches, contracts, and the money transfer. Completion typically takes 4-8 weeks.

What It Really Costs

Beyond the property price, budget for these costs:

Land & Buildings Transaction Tax (LBTT)

Scotland's version of stamp duty. Good news: First-time buyers pay ZERO on properties up to £175,000!

£0 - £175,000: 0% (first-time buyers)
£175,001 - £250,000: 2%
£250,001 - £325,000: 5%

Example: Buying at £180,000 = £100 LBTT (vs £1,800 in England)

Solicitor Fees

£800 - £1,500 for conveyancing

Aberdeen solicitors: Shop around. Some offer fixed fees for first-time buyers.

Survey (if needed)

Home Report is provided, but you might want an independent survey: £300-£600

Mortgage Fees

Arrangement fee: £0-£2,000 (sometimes added to mortgage)

Valuation: Usually free with mortgage

Removals

Local Aberdeen removals: £300-£800 depending on size

Initial Costs

Furniture, white goods, repairs, decorating: Budget £2,000-£5,000

Total Additional Costs for £160,000 Property:

£2,000 - £4,000 (plus your deposit)

Best Areas for First-Time Buyers

Northfield

£90,000 - £140,000

Affordable, improving area. Good bus links to city centre (15 mins). Mix of flats and small houses.

Pros: Cheap, improving, good transport

Cons: Some rougher pockets, check specific streets

Kincorth

£100,000 - £150,000

South Aberdeen, near Asda Garthdee. Quiet residential area, good for young families on a budget.

Pros: Affordable, quiet, parking

Cons: Limited amenities locally, need a car

Torry

£95,000 - £145,000

Up-and-coming area near the harbour. Cheap flats, good potential investment.

Pros: Very affordable, near beach, regeneration area

Cons: Mixed reputation, check specific streets

Mastrick

£95,000 - £140,000

West Aberdeen, near Summerhill. Affordable ex-council properties.

Pros: Cheap, improving, Asda nearby

Cons: Some antisocial behaviour issues

Portlethen

£130,000 - £180,000

Town 7 miles south of Aberdeen. Modern estates, good for commuters with cars.

Pros: Modern homes, good schools, Tesco/Asda

Cons: Need a car, A90 congestion

Danestone

£120,000 - £170,000

North Aberdeen, near Bridge of Don. Good mix of flats and houses.

Pros: Improving area, near Asda, good transport

Cons: Can be noisy near A90

Reality check: £150,000-£170,000 gets you a decent 2-bed flat or small 3-bed house in most of these areas. Avoid one-bed flats if you can - they're harder to sell later.

Help to Buy Schemes in Scotland

First Home Fund

Scottish Government scheme offering a shared equity loan of up to £25,000.

For properties up to £200,000
Need 5% deposit minimum
Government lends up to £25,000 interest-free for 5 years

Check: mygov.scot/first-home-fund

Shared Ownership

Buy a share (25%-75%) of a property, pay rent on the rest.

Useful if you can't afford the full price. Several Aberdeen schemes available through housing associations.

Lifetime ISA

Save up to £4,000/year, government adds 25% (£1,000 bonus).

Can be used for deposit on properties up to £450,000.

Common First-Time Buyer Mistakes in Aberdeen

❌ Buying at the top of your budget

Leave room for repairs, boiler breakdowns, and council tax. Budget realistically for the unexpected.

❌ Ignoring Aberdeen-specific issues

Granite properties need maintenance. Check for: dampness, single glazing (expensive to replace), old electrics, shared gardens (factor fees).

❌ Overpaying at closing date

Get emotional and bid too high. Set your maximum beforehand and stick to it. There will be other properties.

❌ Buying a one-bed flat

Hard to sell later, especially in Aberdeen where buyers want space. Stretch to a 2-bed if possible.

❌ Not budgeting for commuting

That cheap house in Ellon is great until you're spending £300/month on petrol to get to work in Aberdeen.

❌ Skipping the survey

The Home Report is basic. For older Aberdeen properties, get an independent survey. £500 now could save £10,000 later.

Ready to Buy? Final Checklist

✓ Saved 10-15% deposit plus £3,000-£5,000 for fees and moving
✓ Got a mortgage agreement in principle
✓ Registered with a solicitor
✓ Checked Help to Buy schemes eligibility
✓ Researched areas thoroughly (visit at different times of day)
✓ Set a realistic maximum budget
✓ Understood the Scottish buying process
✓ Ready to act fast when you find the right property