Aberdeen buy-to-let in 2026: high yields, falling prices

I bought my first buy-to-let in Aberdeen because prices had crashed after the oil downturn. I wrote about it in my property journey. Today, Aberdeen still has some of the highest rental yields in the UK. But prices are still falling. So is it still a good place to invest?

The numbers in 2026

The average home in Aberdeen cost about £130,700 in July 2026, down 8.7% in a year. Across Scotland as a whole, prices went up 2.3% to £196,000 over the same year. In Edinburgh and Glasgow, prices went up.

Rents tell a different story. The average Aberdeen rent was £878 a month in early 2026. That is about £10,500 a year, or a gross yield of roughly 8% on an average-priced home. In Edinburgh or Glasgow you would usually get a lot less.

AB24 (Old Aberdeen, Seaton)

Gross yield on flats of around 9.8%, the highest in the city.

AB11 (Torry, Ferryhill)

Around 8.6%.

AB25 (Rosemount)

Around 8.4%.

AB10 (Garthdee, Broomhill)

Around 7.8%.

Flat yields by postcode from DJ Alexander, based on Citylets data for Q1 2026. Gross yield is annual rent divided by price, before any costs.

Why the yields are so high

Yield goes up when prices fall and rents don't. That is what happened in Aberdeen. Flat prices have fallen for more than ten years, but people still need somewhere to live. Students at the two universities, staff at Aberdeen Royal Infirmary and people working in the city centre keep demand for rented flats steady.

The experts got it wrong again

In January 2026, five local property experts told the Press and Journal they expected Aberdeen prices to rise by 0% to 3% this year. By July, official figures showed prices down 8.7%. I'm not saying this to criticise them. Nobody knows what prices will do. It is a good reminder not to buy in Aberdeen because you expect prices to go up.

The risks

Falling values

If you plan to refinance, like in the buy, refurbish, refinance, repeat (BRRR) strategy, a lower valuation can leave more of your own money stuck in the property.

Oil and gas

The local economy still depends on the energy industry. The Energy Profits Levy stays in place until 2030, and job losses in the sector affect both prices and demand.

Old buildings

Many flats are in granite tenements. Shared repairs to roofs and stonework can be expensive, and you pay your share.

Purchase tax

If you already own a home, you pay 8% ADS on the full price. On a £100,000 flat that is £8,000, even though no LBTT is due. Check yours in the LBTT & ADS calculator.

Energy standards

New EPC rules for Scotland are now due in April 2028. Older flats may need insulation or heating work to meet future standards.

My view

For me, Aberdeen makes sense if you buy for the rent, buy below market value and don't count on the price going up. The rent has to work on its own. If your plan depends on the value rising so you can refinance, be careful. Run your numbers through the buy-to-let calculator first, using today's mortgage rates, not the rates you hope for.

Sources: ONS UK House Price Index, Scotland, July 2026 · The Intermediary / DJ Alexander, May 2026 · Press and Journal, January 2026 · Scottish Government EPC reform