Two comprehensive reports on the state of Aberdeen’s property market have recently been released, covering sales and lettings activity during the third quarter of 2026.
The ASPC housing market report, compiled by the University of Aberdeen’s Centre for Real Estate Research, and the Citylets quarterly rental report provide valuable insight for existing landlords and prospective investors. Together, they show a more cautious sales market alongside rental values that remain substantially above their levels five years ago.
The ASPC report recorded 1,526 residential transactions across Aberdeen and Aberdeenshire during Q3, down 11% compared with the same period last year. Sales volumes were broadly unchanged from the previous quarter.
Aberdeen’s House Price Index fell by 0.6% during the quarter, leaving annual growth at just 0.6%. Over five years, the annualised change was −0.3%, reflecting a modest decline in values over that period.
The picture across Aberdeenshire varied. Inverurie recorded an annual price reduction of 2%, while Ellon and Stonehaven saw increases of 1.6% and 3.7% respectively.
Although lower transaction numbers partly reflect fewer properties coming to market, the report also identifies a more cautious mood among buyers. For landlords hoping that a stronger sales market might improve their eventual return, the Aberdeen figures offer little evidence of significant upward movement in prices.
Against this backdrop, Citylets reported an average monthly rent of £884 in Aberdeen during Q3 2026. While this was marginally lower than the same quarter last year, by 0.3%, it remained 23.6% higher than five years earlier.
The five-year increases were particularly notable among smaller properties. One-bedroom rents averaged £577 per month, up 31.4%, while two-bedroom rents averaged £813, an increase of 28%. Both categories also recorded modest annual growth, at 0.9% and 1.1% respectively.
Citylets’ figures show that 53% of Aberdeen properties let within a month during Q3. Four-bedroom properties averaged 29 days to let, six days quicker than a year earlier, with 59% letting within a month.
Across the market as a whole, the average letting time was 37 days, five days longer than the previous year. This reinforces the importance of setting an appropriate asking rent and ensuring properties are well presented and marketed effectively.
For prospective investors, subdued capital growth alongside the longer-term increase in rents provides a reason to examine opportunities based on their income potential.
The postcode yield table included in the Citylets report illustrates the variation across Aberdeen. Its latest figures, covering 2025, show reported flat yields ranging from 6.5% in AB15 to 9.8% in AB24. These historical figures provide a starting point for assessing opportunities, rather than a forecast of future performance or the return an individual investor would retain after costs.
Careful selection remains essential. The purchase price, achievable rent, property condition and anticipated expenditure all influence an investment’s performance.
The contrast between the two markets deserves attention. Sale prices have shown limited growth, while rental values have increased considerably over five years, underlining the income potential of retaining a rental property
Where a property continues to generate a sustainable income after costs, retaining it may offer greater long-term value than selling into a cautious market. For investors prepared to purchase selectively, these conditions also present opportunities worth exploring.