Whole-of-market advice for first-time buyers and home movers. One application plan, backed by regulated advisers.
Granite homes, tenement flats, and modern estates all come with different mortgage questions. Our mortgage advisers help you buy in Aberdeen with a clear plan for deposit, affordability, and lender criteria, then handle the paperwork through to mortgage offer. The initial consultation is free. In most cases, our fee is paid by the lender on completion as a procuration fee, and if a specialist case needs a flat advice fee, we tell you up front before you commit.
Price points in Aberdeen shape everything. The overall average sold price is £194,142 according to homedata.co.uk, with flats at £125,500 and detached homes at £316,929. That spread matters for LTV, monthly payments, and the size of deposit you need to get a better rate. We will talk through your target area, for example AB15 around Countesswells or AB22 around Bridge of Don, then match you to a deal that fits how you are buying.
£194,142
Overall average sold price (May 2026)
£125,500
Flats average sold price (May 2026)
£316,929
Detached average sold price (May 2026)
-1.7%
12-month sold price change (overall)
3,741
Sales in last 12 months
Using listing data from home.co.uk and property data from homedata.co.uk
A bank can only offer its own deals. Our mortgage advisers compare across the whole market, so you are not limited to one lender’s affordability model, one set of credit scoring rules, and one view on property type. In Aberdeen, that property type point is real because flats make up 44.2% of homes in the Aberdeen City Council area, with tenements common in places like Old Aberdeen and Rosemount, and some lenders treat flat details very differently. We build a shortlist around your deposit, your income, and what you are buying, then show you the trade-offs in plain numbers.
Affordability is not just an income multiple. Most lenders start around 4.5x income, and some go up to 5.5x for strong cases, but they also stress test at a higher rate and scrutinise spending. If you are buying a £194,142 home, a small shift in rate can move the monthly payment more than people expect, and the stress test might be the real limiter. We will run scenarios, check any commitments, and advise on what to clean up before you apply, especially if you are moving from renting to owning in AB15, AB22, or the city centre.
The admin load lands on you when you go direct. A purchase application needs document chasing, broker notes, and a tight timeline around offer acceptance, valuation, and underwriting. That matters in Aberdeen where property age varies sharply, from pre-1919 granite buildings in conservation areas like Ferryhill and Union Street to post-1980 estates including Countesswells and Grandhome. We stay on top of the case until offer, and we keep you updated when underwriters ask questions about construction, lease terms, or income evidence.
Illustrative examples for comparison only, not a live quote. Your rate depends on LTV, term, credit history, and lender pricing on the day.
Most buyers start with the income multiple, then hit the lender stress test. As a rough guide, many lenders cap borrowing around 4.5x your household income, with some stretching to 5.5x where affordability is strong and income is higher. The number changes based on childcare, car finance, student loans, and credit card balances, plus the term you choose. We will model this before you offer, so you know what you can safely commit to when you are negotiating on a flat around £125,500 or a house nearer the £206,786 semi-detached average, using homedata.co.uk sold price benchmarks.
Income is not just base salary. Lenders may accept PAYE, self-employed income (often based on the last 2 years), bonus, commission, overtime, and some rental income, but they all treat it differently. If you work in sectors common in Aberdeen like energy, healthcare with NHS Grampian, or higher education with the University of Aberdeen or Robert Gordon University, we will help you present payslips, contracts, and accounts in the format underwriters like. Clean packaging can be the difference between a smooth pass and repeated queries.
We cover income, deposit, credit history, and your target property type. In Aberdeen this includes checking if you are looking at a granite tenement in Old Aberdeen, a modern build in AB15, or a new estate home in AB22, because lender criteria can shift with construction and tenure.
We arrange an Agreement in Principle, usually with a soft credit check and no commitment. It typically lasts 60 to 90 days, and it helps your offer look credible once you find the right place.
Once the seller accepts, we confirm the property details, the purchase price, and any incentives. New-build incentives in places like Countesswells and Grandhome need to be declared properly to the lender.
We submit the full application with documents, then respond to lender questions. This is where self-employed accounts, bonus evidence, or probation periods get assessed in detail.
The lender values the property and underwrites the case. Flats, listed buildings, and homes in conservation areas like Bon Accord and St Nicholas can lead to extra valuation notes, and we keep the case moving.
The offer is usually valid for 3 to 6 months. If your completion date slips, we can request an extension, but it is always better to manage the timeline early with your solicitor.
In Aberdeen, agents will often ask if you have an AIP in place before taking an offer seriously. We can usually sort an AIP quickly, with a soft credit check, then you can view and negotiate knowing your budget is real.
Aberdeen’s housing mix changes the lender conversation. Flats, maisonettes or apartments account for 44.2% of homes in the Aberdeen City Council area, and many are older granite tenements with shared roofs and common repairs. Lenders may ask about factor arrangements, building insurance, and any known issues like roof wear on slate or tile. If the flat sits above commercial premises, criteria can tighten, and we will filter lenders before you waste time on an application that was never going to fit.
Conservation areas and listed buildings are common in parts of the city, including Old Aberdeen, Ferryhill, Union Street, and Rosemount and Golden Square. Granite is durable, but survey notes often flag pointing failure, dampness, and spalling around exposed stonework, especially where inappropriate repairs have been used. A lender may still lend, but they might want confirmation on condition or retention terms if serious defects are found. We coordinate the mortgage side while you arrange the right survey for the age and construction.
Flood risk is another Aberdeen-specific point to plan around. The River Dee and River Don create fluvial risk in low-lying adjacent areas, and there is coastal flood exposure during storm surges and high tides, with surface water risk in parts of the city centre where drainage can be overwhelmed. Lenders can lend in flood-affected postcodes, but they will expect standard insurability, and your solicitor will raise enquiries. We will flag this early so you can line up insurance quotes before exchange, rather than discovering issues late in the process.
New build buying is active in specific pockets. Countesswells in AB15 has multiple developers including Stewart Milne Homes, Barratt Homes, David Wilson Homes, and Cala Homes, with prices from approximately £250,000 to over £600,000. Grandhome in Bridge of Don, AB22, includes Cala Homes and Stewart Milne Homes, with homes from approximately £280,000 to over £500,000. New builds can be smooth to mortgage, but lender checks on incentives, deadlines, and warranty documents need close management, so we keep the application aligned to the build timetable.
A fixed rate gives payment certainty for a set period, often 2 or 5 years, which can help if you are stretching affordability on a £316,929 detached purchase, using homedata.co.uk averages as a reference. A tracker usually follows the Bank of England base rate plus a margin, so the payment can move up or down. Offsets link your savings to your mortgage balance, reducing interest charged, and they can work well for buyers with larger cash reserves who still want access to their money.
Fees matter as much as the headline rate. A deal with a £999 fee can be expensive on a smaller loan, which is common when buying a £125,500 flat with a strong deposit. Another deal might have no fee but a slightly higher rate, and it can work out cheaper over the initial period once you crunch the numbers. Early repayment charges are also key, often starting around 5% in year 1 of a fixed period and tapering, so we always ask about your plans to move, overpay, or extend the property.
Some lenders accept 5% deposits on a purchase, which is 95% LTV, but rates are usually higher and criteria can be stricter. On Aberdeen’s overall average sold price of £194,142, a 5% deposit is £9,707.10, based on homedata.co.uk pricing. If you can reach 10% or 15%, the rate options and lender pool often improve.
An AIP, also called a Decision in Principle, is an initial lender decision based on your income, debts, and a basic credit check, often a soft search. It is not a guarantee, and it usually lasts 60 to 90 days. A full mortgage offer comes after the lender underwrites your documents and values the specific property you are buying.
Yes, many lenders will consider self-employed buyers, usually using the last 2 years of accounts or SA302s, sometimes more. The key is how stable the income looks and how it fits the lender’s affordability model. We will match you to lenders that are sensible with self-employed income, then package the evidence to reduce back-and-forth.
Some lenders will accept an application during probation, and others want you to have passed it first. Your contract type, time in sector, and payslip history all matter. We will select lenders that match your exact situation before any hard credit footprint is left behind.
It depends on residency status, how long you have been in the UK, and whether you have UK credit history. Some lenders want 2 to 3 years of UK address history, while others can be more flexible with strong income and a bigger deposit. We will tell you early what is realistic, and what documents you will need.
Many mortgage offers are valid for 3 to 6 months from issue, but the exact period depends on the lender. If your purchase drifts, an extension can often be requested, especially on new builds with set entry dates. We keep an eye on expiry dates so you are not scrambling near completion.
Many fixed-rate deals allow penalty-free overpayments each year, often up to 10% of the balance, but the rule varies by product. Over that limit, early repayment charges can apply during the fixed period. We will look at your plan, then pick a product whose overpayment terms match how you want to run the mortgage.
If rates fall, some lenders allow you to switch to a cheaper product before completion without restarting the whole application, but it depends on their policy. If rates rise, your offer rate is usually protected during the offer validity period. We monitor lender updates and tell you what options you have based on your timeline.
The lender valuation is for the lender, not for you, and it may not pick up issues like dampness, roof wear, or pointing failure in older granite buildings. Aberdeen has plenty of pre-1919 stock and conservation areas like Old Aberdeen and Ferryhill where defects can hide behind solid walls. A Level 2 or Level 3 survey can give you negotiating power before you commit.
From £600
A practical check for many flats and conventional homes, with clear defect notes.
From £900
Best for older granite buildings, unusual construction, or if you want deeper detail before you buy.
From £895
UK-qualified conveyancers for your purchase, from draft contract to completion.
From £75
EPC booked locally for buyers and sellers needing an up-to-date certificate.
From £399
Compare removal firms for moves within Aberdeen or further afield.
From £6
Buildings and contents quotes, useful early if flood or flat factors are involved.
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Whole-of-market advice for first-time buyers and home movers. One application plan, backed by regulated advisers.
Get StartedBank appointments take weeks to arrange.
Speak to a mortgage advisor today, free.
Bank appointments take weeks to arrange.
Speak to a mortgage advisor today, free.
Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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