Detailed structural inspection for Old Aberdeen's granite and period properties
Regulated
AB24 covers the Old Aberdeen area, Hilton, Woodside, and surrounding neighbourhoods in the north of the city. It is one of Aberdeen's most historically rich postcodes, home to period granite properties, B-Listed buildings, and homes dating back to before 1900. It is also home to a significant student population served by the University of Aberdeen, and key local employers including the Foresterhill hospital complex. With 423 property transactions recorded in the last 12 months, this is an active market with a genuinely diverse housing stock.
The RICS Level 3 Building Survey is the most detailed residential inspection available in the UK. Our qualified surveyors examine every accessible part of the property and produce a written report with condition ratings, defect descriptions, estimated repair costs, and recommendations for follow-up action. For AB24's older granite buildings, many of which have solid wall construction, period joinery, and original roofing, a Level 3 provides the depth of assessment that a basic HomeBuyer Report simply cannot match.
House prices in AB24 are 4% up over the last year but remain 37% below the 2015 peak of £168,722. Buyers entering this market have real opportunity, but older properties come with the full history of a building's life - and a Level 3 survey is the tool for understanding what that history looks like structurally before you commit to a purchase.
£107,117
Average House Price
Last 12 months (Rightmove)
£195,307
Semi-Detached Average
Rightmove data
£169,350
Terraced Average
Rightmove data
£91,007
Flats Average
Rightmove data
423
Annual Transactions
GetGround data, last 12 months
-37%
vs 2015 Peak
Down from £168,722 peak
A RICS Level 3 Building Survey - previously marketed as a Full Structural Survey - is the most in-depth property inspection available for residential properties in the UK. It is produced to standards set by the Royal Institution of Chartered Surveyors (RICS) and carried out by a qualified Chartered Surveyor. The inspection covers every accessible part of the building, including the structure, roof, external walls, floors, drainage, and services.
The Level 3 goes beyond a traffic-light condition summary. Our surveyors describe the construction methods in detail, identify defects and their likely cause, rate severity, estimate repair costs, and recommend specific follow-up actions. For properties with complex construction - like the granite-built homes that characterise much of AB24 - this level of detail is essential for understanding what you are buying and what it will cost to maintain.
The Level 3 is particularly appropriate for older properties, listed or B-Listed buildings, properties in conservation areas, and any home where the buyer wants maximum information before exchanging contracts. In AB24, where the housing stock includes a substantial proportion of pre-1919 granite buildings, the Level 3 is frequently the right choice.
Aberdeen is known internationally as the Granite City. Traditional properties throughout AB24 - in Old Aberdeen, Woodside, and the older streets of Hilton - are built using local granite, a material of exceptional durability but with specific survey considerations. Granite buildings typically use solid wall rather than cavity wall construction, which means they behave differently with respect to moisture movement, insulation, and thermal performance compared to modern cavity-built homes.
Period granite terraces and semi-detached homes in AB24 frequently feature timber suspended ground floors, original sash-and-case windows, slate roofing, and cast iron rainwater goods. These elements can perform well when maintained, but failures - a blocked hopper head, a cracked slate, a failed window joint - can lead to water ingress that causes significant internal damage over time. A Level 3 survey assesses every accessible element and gives you an accurate picture of current condition.
Old Aberdeen also includes B-Listed buildings and properties within or adjacent to conservation areas. These homes are subject to specific planning constraints on alterations and repairs, and any structural or condition issues identified by the survey must be addressed using approved materials and methods. Our inspectors are experienced in surveying listed and historic properties and will flag any relevant planning or conservation considerations in the report.
Source: Rightmove and Zoopla data for AB24 over the last 12 months.
AB24 has a population of approximately 38,000 and a diverse housing mix. Flats account for the majority of sales in this postcode, driven partly by student demand from the nearby University of Aberdeen and by the high density of converted granite tenements and purpose-built flats in the area. But the postcode also contains family-sized terraced and semi-detached homes, detached properties, and the historic buildings of Old Aberdeen itself.
Key employers in AB24 and the surrounding area include oil and gas companies, the University of Aberdeen, the NHS (with Foresterhill hospital a short walk from Hilton Drive), and a range of professional services businesses. This employment mix creates steady demand across price points, from the flat market popular with university-related buyers to the family home market in Woodside and Hilton.
The Aberdeen housing market saw flats sales up 16.7%, semi-detached sales up 47.1%, and detached sales up 60.6% year-on-year in the final quarter of 2024 compared to the same period in 2023. Increasing transaction volumes suggest growing buyer confidence, which makes thorough due diligence before purchase all the more important in a busier market.
Old Aberdeen includes B-Listed buildings and properties within conservation areas. Buying a listed or conservation-area property without a Level 3 Building Survey carries significant risk. These buildings may have original construction features that require specialist repair using approved materials. Unauthorised alterations carried out by previous owners may need remediation, and listed building consent is required for works that would be routine in a conventional property. The Level 3 report identifies these issues and flags any legal matters your conveyancer should investigate.
Our RICS-qualified surveyors carry out a comprehensive inspection of every accessible area of the property. For AB24's older granite homes, we pay particular attention to the condition of solid masonry walls, original timber floors and joinery, roof structure and coverings, and drainage. We use moisture meters and probes to identify hidden damp and assess the full extent of any water ingress.
For flats in AB24 - whether converted granite tenements or purpose-built blocks - we inspect the flat itself in detail and note any concerns about shared common areas, roof condition, and drainage. We highlight any matters that should be referred to the property factors or addressed through the common law of tenements.
Contact our team if you are unsure which survey level is appropriate for your AB24 property.
For the properties typical of AB24, a RICS Level 3 Building Survey generally costs between £500 and £950. The exact price depends on the size, type, and complexity of the property. Granite terraces and traditional semi-detached homes will typically fall within this range, while larger detached properties, properties with significant historical features, or those with complex roof structures may cost more.
With the AB24 average at £107,117 (Rightmove) and the market still 37% below its 2015 peak, buyers are purchasing in a market that has seen substantial price movement. Some properties in this postcode will have experienced periods of deferred maintenance during the prolonged market downturn. Identifying this before purchase - rather than after - is the principal value that a Level 3 survey delivers.
We provide fixed-price quotes based on the specific property. There are no hidden fees or extras. Use our online quote tool to get an instant price for your AB24 property.
Enter your AB24 property address and type into our quote form. We provide an instant fixed price with no need to call or wait for a callback.
Choose a date and time that suits you. We contact the estate agent or vendor directly to arrange access to the property, so you do not need to manage the scheduling.
Our RICS-qualified surveyor carries out a full inspection of the property, typically spending three to four hours on site for a standard AB24 terraced or flat property, and longer for larger homes.
Your Level 3 report is delivered in writing within five working days of the inspection. It includes condition ratings, detailed defect descriptions, estimated repair costs, and recommended next steps.
We are available to talk through the findings. The detailed evidence in the report gives you a strong basis for negotiating a price reduction or requesting remedial works from the seller before contracts are exchanged.
Flats are the most commonly sold property type in AB24, and many of the most characterful flats in the postcode are conversions from original granite tenement buildings. These properties offer buyers substantial rooms, high ceilings, and period features - but they also come with the complexity of shared ownership, common areas, and older construction that demands careful assessment.
When surveying a flat in a granite tenement, we inspect the flat itself in detail and observe the condition of common areas including the stair, roof, and external fabric where accessible. We will note any concerns about the shared structure and recommend that you enquire with the property factor about maintenance plans and any common repair works scheduled or recently completed.
Purpose-built flats from the 1960s and 1970s are also present in AB24, particularly in the Hilton area. These properties are a different proposition from traditional granite tenements - they use flat-roof or low-pitch construction, system-built or brick construction, and may have estate-wide maintenance implications. Our surveyors assess each property type on its own merits and produce a report that reflects the specific construction and condition.
The average house price in AB24 is currently around £107,117 - down 37% from the 2015 peak of £168,722. While prices rose 4% over the last year, buyers in this market are still purchasing at historically lower levels. This creates genuine value for buyers who do their due diligence. A Level 3 Building Survey ensures that the price reflects the true structural condition of the property, and the documented evidence in the report is your strongest tool for negotiating where defects are found.
For the properties typical of AB24 - terraced granite homes, semi-detached houses, and flats - a RICS Level 3 Building Survey generally costs between £500 and £950. The exact price depends on the size and complexity of the property. Larger detached homes or listed properties with complex historical features may cost more. We provide a fixed price when you request a quote, so you know what you will pay before booking, with no hidden extras.
Yes, we strongly recommend a Level 3 for traditional granite tenement flats in Old Aberdeen. These buildings use solid masonry construction with original joinery, slate roofing, and cast-iron rainwater goods. The solid walls behave differently to modern cavity construction with respect to moisture, and original elements like sash windows and suspended floors require assessment by a surveyor experienced in traditional construction. A Level 2 HomeBuyer Report may not provide sufficient detail for a property of this age and type.
For a standard flat or terraced property in AB24, our surveyor typically spends two to three hours on site. Larger semi-detached or detached homes may take three to four hours. Traditional granite properties with complex roofs, original joinery, or extensive outbuildings may take longer. After the inspection, we deliver the written report within five working days. We confirm expected timing when you book.
Granite-built properties in AB24 present some specific structural and condition considerations worth knowing about. Solid granite walls are durable but can absorb moisture at failed pointing joints, leading to internal damp. Original lead flashings and lime pointing around chimneys and roof junctions can fail over time, allowing water ingress. Suspended timber floors in pre-1919 properties may have inadequate sub-floor ventilation or show signs of timber decay. Cast-iron rainwater goods and hoppers can crack or block, directing water against external walls. The survey addresses each of these in detail.
Yes. B-Listed buildings and properties within conservation areas in Old Aberdeen are subject to planning controls on alterations and repairs. Works that would be routine on a conventional property - replacing windows, reroofing, changing external finishes - may require listed building consent or conservation area consent. If the survey identifies defects on a listed property, your architect and contractor will need to use approved materials and methods. The report flags any matters that should be referred to your conveyancer or the local planning authority.
Our survey of a tenement flat focuses on the flat itself and includes observations on common areas that are accessible and visible during the inspection. We note any concerns about shared fabric - roof condition, stair walls, external granite, shared drainage - and recommend that you enquire with the property factor about scheduled or planned common repairs. We will highlight any concerns that appear to affect the shared structure of the tenement.
AB24 prices, at around £107,117 today, remain 37% below the 2015 peak of £168,722. This is largely explained by Aberdeen's economic exposure to the North Sea oil and gas sector. When oil prices fell sharply from 2014, Aberdeen's property market followed, and recovery has been gradual. The good news for buyers is that prices have risen 4% over the last year and transaction volumes are increasing. However, some properties in AB24 will have experienced periods of reduced maintenance during the prolonged downturn, which is exactly why a thorough survey before purchase is essential.
Our full range of property surveys covering AB24 and the wider Aberdeen area
From £350
Standard condition ratings for modern and well-maintained AB24 properties
From £70
Energy Performance Certificate for all AB24 property sales and lettings
From £150
Electrical safety assessment for older AB24 granite and period properties
From £300
New build defect inspection for AB24 development properties
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Detailed structural inspection for Old Aberdeen's granite and period properties
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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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