Aberdeen City Property Prices
Market Snapshot – January 2026
(Aberdeen City only – excludes Aberdeenshire)
Executive Summary
Property prices in Aberdeen City remained under pressure heading into 2026. Average values were lower than the previous year, but sales activity increased, indicating continued buyer interest. The market showed signs of stabilisation rather than decline, with realistic pricing supporting transactions.
Average Property Prices
- Average price: ~£136,000
- Median sold price: ~£125,000
- Mean sold price: ~£155,000
The gap between median and mean reflects a mix of lower-value flats and higher-value family homes selling in the same period.
Price Movement
- Year-on-year: Prices were down by approximately 6–7% compared with early 2025.
- Month-on-month: Late 2025 showed minor fluctuations, largely driven by the mix of property types sold rather than sharp market movement.
Overall, price changes were gradual, not sudden.
Sales Activity
- Monthly sales (late 2025): ~450 transactions
- Total sales during 2025: ~5,000 properties
- Change vs 2024: Transaction volumes increased by around 10–12%
This suggests that while prices softened, buyer and seller confidence remained active.
Market Characteristics
- Flats and smaller homes continued to dominate sales volume.
- Detached and family homes made up a smaller share but contributed disproportionately to average prices.
- Well-priced properties continued to attract interest, particularly those aligned with current affordability expectations.
What This Means for Buyers
- Greater choice compared with recent years.
- More negotiating room than during peak price periods.
- Stable conditions for those prioritising long-term ownership rather than short-term price movement.
What This Means for Sellers
- Correct pricing is critical to achieving timely sales.
- Demand exists, but buyers are price-aware.
- Properties presented well and priced realistically are still moving.
Outlook Moving Forward
As of January 2026, the Aberdeen City property market appears balanced rather than volatile. Prices are not rebounding sharply, but activity levels suggest a functioning, liquid market. Future movement is likely to be steady and incremental, rather than dramatic.
Aberdeenshire Property Prices
Market Snapshot – January 2026
(Aberdeenshire only – excludes Aberdeen City)
Executive Summary
Property prices across Aberdeenshire remained more resilient than in the city heading into 2026. Values softened slightly year-on-year but held up better in rural and commuter areas. Sales activity stayed steady, supported by lifestyle moves and demand for larger homes.
Average Property Prices
- Average price: ~£236,000
- Median sold price: ~£215,000
- Mean sold price: ~£248,000
Prices in Aberdeenshire remain significantly higher than the city average, reflecting a higher proportion of detached and family homes.
Price Movement
- Year-on-year: Prices down approximately 3–4% compared with early 2025.
- Month-on-month: Late 2025 showed small fluctuations rather than sharp movements.
Overall price changes were modest and gradual.
Sales Activity
- Monthly sales (late 2025): ~500–550 transactions
- Total sales during 2025: ~6,000 properties
- Change vs 2024: Transaction volumes broadly stable to slightly higher
This indicates continued demand despite a more cautious pricing environment.
Market Characteristics
- Detached houses account for a larger share of sales compared with the city.
- Rural villages and commuter towns continued to attract consistent interest.
- Properties offering space, parking, and outdoor areas remained particularly sought after.
What This Means for Buyers
- Wider choice of family homes compared with recent years.
- Slightly improved negotiating position, especially on higher-priced properties.
- Stable conditions for buyers prioritising space and location over short-term price movement.
What This Means for Sellers
- Pricing accurately remains essential, particularly at the upper end of the market.
- Well-located homes in popular villages continue to perform best.
- Presentation and realistic expectations help achieve smoother sales.
Outlook Moving Forward
As of January 2026, the Aberdeenshire market appears stable with mild downward pressure, rather than declining sharply. Demand remains underpinned by lifestyle and commuter buyers. Future price movement is expected to be slow and measured, with variation by location and property type.
Market Overview
Properties by Bedroom Count
Most Popular Areas
| Area | Properties | Avg Price |
|---|---|---|
| Aberdeenshire | 1682 | £262,941 |
| Aberdeen | 1513 | £165,127 |
| Stonehaven | 137 | £238,299 |
| Peterhead | 131 | £158,028 |
| Bridge Of Don | 112 | £172,594 |
| Inverurie | 109 | £200,506 |
| Ellon | 101 | £220,813 |
| Bucksburn | 76 | £149,526 |
| Cults | 74 | £303,251 |
| Banchory | 68 | £268,120 |
Listings by Source
Market Insights
- We're currently tracking 5,783 properties for sale across Aberdeen and Aberdeenshire.
- The market in January 2026 remains active with properties across all price ranges.
- Popular areas include Bridge of Don, Cults, Westhill, and Stonehaven for families.
- First-time buyers should focus on areas like Northfield, Mastrick, and Kincorth for better value.
- Properties with good school catchments continue to attract premium prices and sell quickly.
- The market typically slows down in December/January and picks up again in spring.
Ready to find your property?
Search all current listings across Aberdeen and Aberdeenshire
Search Properties