Loading...
Highlands & Islands
Average House Price in Highland 2026
Average: £211,875 · +1.1% year-on-year
Average price
£211,875
Median price
£186,500
Year change
+1.1%
5-year change
+32.5%
Average price by property type
Buying costs at the average price
LBTT (first-time buyer)
£738
Save £600 with FTB relief
ADS surcharge (buy-to-let)
£16,950
8% on the full purchase price
Rental market
Avg 2-bed rent
£700/month
Annual rent
£8,400
Price-to-rent ratio
25x
How Highland compares
Other areas in Highlands & Islands
Highland property market overview
The average house price in Highland is £211,875, which is 9% above the Scottish average of £194,872. Prices have been largely flat over the past year at +1.1%, lagging behind many other Scottish areas. Over five years, values have moved up by 32.5%. The average 2-bed rent of £700/month gives a gross rental yield of 4%, which is challenging for buy-to-let landlords. With roughly 3,200 property sales per year, Highland is one of Scotland’s more active markets.
Buying tips for Highland
- First-time buyers save £600 on LBTT in Highland compared to standard buyers, paying just £738 on the average property.
- A 4% gross rental yield is reasonable for Scotland. Factor in mortgage costs, maintenance, and the ADS surcharge to see true net returns.
- Prices sit close to the Scottish average. Use the Mortgage Affordability Calculator to see what deposit and income you’d need.
Frequently asked questions
What is the average house price in Highland?
The average house price in Highland is £211,875 (median £186,500). Detached homes average £304,200, semi-detached £201,000, terraced £160,800, and flats £95,600.
Is Highland good value compared to the rest of Scotland?
Highland is 9% above the Scottish average of £194,872, so it’s more expensive than most areas. However, more modest price growth may signal a cooling market.
How much LBTT do I pay on a property in Highland?
On the average Highland property (£211,875), a standard buyer pays £1,338 in LBTT. First-time buyers pay £738, saving £600. Use our LBTT Calculator for an exact figure at any price.
What is the rental yield in Highland?
The gross rental yield in Highland is approximately 4%, based on an average 2-bed rent of £700/month and average property price of £211,875. A price-to-rent ratio of 25x is considered challenging for landlords.
Useful calculators
LBTT Calculator
Calculate your exact LBTT at any price
Mortgage Affordability
How much can you borrow?
Council Tax — Highland
All 8 bands + water charges
Buy-to-Let Calculator
Rental yield + tax at Scottish rates
Cost of Living — Highland
Rents, salaries and monthly expenses
Browse all areas
Aberdeen CityAberdeenshireAngusArgyll and ButeCity of EdinburghClackmannanshireDumfries and GallowayDundee CityEast AyrshireEast DunbartonshireEast LothianEast RenfrewshireFalkirkFifeGlasgow CityHighlandInverclydeMidlothianMorayNa h-Eileanan Siar (Western Isles)North AyrshireNorth LanarkshireOrkney IslandsPerth and KinrossRenfrewshireScottish BordersShetland IslandsSouth AyrshireSouth LanarkshireStirlingWest DunbartonshireWest Lothian
Get the Scottish Money Memo
One Scottish money thing worth knowing, every Thursday. Free.
Data: Registers of Scotland quarterly house price statistics, UK House Price Index (ONS/Land Registry). Figures are approximate and based on the most recent available data. LBTT calculated at 2026/27 rates. Rental data from Citylets/Scottish Government Private Rent Statistics.