Probate Valuation in Aberdeen

homedata.co.uk records show that Aberdeen’s market remained active through the last 12 months, with 3,741 sales and a year-on-year change of -1.7% across the city. Detached homes averaged £316,929, while semi-detached homes averaged £206,786 and terraced homes averaged £165,193. Flats averaged £125,500, which matters in Aberdeen because flats, maisonettes and apartments make up 44.2% of the housing stock. That is a very different pattern from many Scottish areas, and it changes how a probate figure should be framed.

The city’s housing mix also tells a story about age and construction. Detached houses account for 18.2% of homes, semi-detached houses 17.6%, and terraced homes 16.9%, with a significant amount of pre-1919 stock in the city centre and older residential districts. Granite walls, slate roofs and sash and case windows are common in those properties, while newer homes in Countesswells and Grandhome follow modern construction methods. That contrast matters because a probate figure for a flat in a tenement near Union Street will not sit comfortably beside a larger family house in AB15.

Aberdeen City Council’s area had a population of 227,560 in 2022 and 106,738 households in the 2021 Census. The local economy is shaped by energy, healthcare, the University of Aberdeen, Robert Gordon University and the Port of Aberdeen, so the buyer pool changes with employment conditions. Current new-build asking prices also show the range across the city, with home.co.uk listings at Countesswells from around £250,000 to over £600,000, Grandhome from around £280,000 to over £500,000, Hazelwood from approximately £200,000 and Den of Pitfodels from around £450,000 to over £600,000. Those figures sit alongside older granite homes, flood risk pockets near the River Dee and River Don, and coastal exposure in some areas, all of which shape the final probate value.

The inheritance tax system starts with a nil-rate band of £325,000 per person, frozen until April 2028, and a residence nil-rate band of £175,000 per person where the home passes to direct descendants. Married couples and civil partners can usually transfer unused allowances, which can change the tax position of the estate materially. The probate valuation is part of that calculation, because HMRC will look at the property value as part of the total estate. If the figure is too low, the estate may face a challenge later.

Aberdeen homes show why precision matters. A flat worth £125,500 on average sits in a different tax position from a detached home averaging £316,929, and many estates hold more than one asset, not just the family house. If the deceased owned a property in Cults and a flat in the city centre, both values need to be measured separately at the date of death. HMRC can look back for 4 years, so the report should be evidence-led, not hopeful.

Older granite homes can need extra care in the valuation process. Pointing failure, slate roof wear, timber decay, dampness and listed-building restrictions can all affect the market evidence we use. That is common in parts of Old Aberdeen, Ferryhill and the conservation areas around Bon Accord & St Nicholas, Rosemount & Golden Square and Union Street. A well-reasoned figure reflects the true state of the property, not the best case for the estate.

Our probate valuation service in Aberdeen starts from £250, with the final fee guided by property type, size and access. A flat in a tenement block near the city centre will usually be simpler to assess than a larger detached house in Cults, Countesswells or Den of Pitfodels. The fee includes the inspection, market analysis and a Red Book report written for probate and inheritance tax use. That report is designed to be clear enough for executors, solicitors and HMRC.

Turnaround is typically 5-7 working days after inspection, although more complex homes can take a little longer. Granite construction, conservation area status and visible defects such as damp or roof wear can add to the amount of evidence we review. We do not cut corners on comparables, especially where Aberdeen’s market shifts between flats, terraced homes and detached stock. The result is a valuation that reflects the property on the date of death, not a generic figure.

Executors often want the process to be straightforward, and that starts with a properly instructed valuer. Our report states the basis of valuation, the property condition noted at inspection and the reasoning behind the figure, so the estate has a paper trail. If the property is later sold, the probate value also helps with capital gains tax calculations if the sale price is higher than the date-of-death value. For families dealing with a house in Aberdeen, that clarity can make the next decision easier to take.