The Real Cost of Buying a First Home in Beauly
A first purchase at the £270,000 Beauly average needs about £32,800 in cash, made up of £27,000 deposit, £2,500 LBTT with first time buyer relief, and roughly £3,300 in fees.
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to.
A first purchase at the £270,000 Beauly average needs about £32,800 in cash, made up of £27,000 deposit, £2,500 LBTT with first time buyer relief, and roughly £3,300 in fees.
What a first Beauly purchase costs in cash
On the local average the deposit is £27,000, LBTT is £2,500 and fees are near £3,300. Total cash needed is about £32,800.
First time buyer relief raises the LBTT nil rate band to £175,000, saving you £600 against the standard charge of £3,100 at this price. LBTT rates are set by the Scottish Government and collected by Revenue Scotland. Confirm the current position on revenue.scot before you complete.
In Scotland first time buyer relief raises the LBTT nil rate band to £175,000, worth up to £600. There is no upper price limit on the relief.
Where the upfront cash goes
The commercial page for this town sets out the introduction itself: Mortgage advice in Beauly.
What you can borrow against local incomes
The costs that start the day you move in
Band D council tax in Highland is £1,634 a year, which is £136 a month. Add energy, water, insurance and maintenance.
Protection belongs in the same budget. If the mortgage depends on two incomes, it depends on both people staying well enough to earn. That is the part of the purchase we advise on directly.
The Beauly detail first buyers ask about
The schools families ask about here are Charleston Academy, Beauly Primary School, Kirkhill / Kiltarlity primaries (Aird) and Inverness schools (wider choice). Ratings age between inspections, so read the latest report before you rely on one.
On getting about: Beauly to Inverness takes about ~15 to 20 min train / ~20 to 25 min drive.
By price, Beauly ranks 6 of the 32 Highland locations we cover, at £270,000 against a county average of £215,469. Band D council tax here is £1,634, against £1,634 across the county.
What your money buys in Beauly
Beauly is a handsome, desirable Aird commuter village, a square, a priory ruin, a salmon river and a fast link to Inverness.
The full local guide covers schools, transport and the market in detail: Beauly property and area guide.
| Budget | What it buys here |
|---|---|
| Around £150,000 to £220,000 | A flat or smaller cottage, the most accessible way into this desirable village, popular with first-time buyers, downsizers and investors. |
| Around £220,000 to £350,000 | A terrace, a stone-built home, a semi or a family home in the village, the heart of the Beauly market. |
| £350,000 and above | A larger detached, riverside or country house, the top of a premium local market. |
- A beautiful, desirable Aird village with a priory, a square and a salmon river
- A genuinely fast link to Inverness, ~15 to 20 min by train, ~20 to 25 min by road
- Raigmore's full A&E only ~13 miles away, a real advantage over the far north
- A simple Scottish council-tax bill, no police, fire or community precept
- A beautiful firth, river and glen setting, with Glen Affric close by
- Premium prices, dearer than the far-north towns, with competitive demand
- Limited stock at times, good homes can go quickly, so be ready to move
- Some older stone-built stock needs a survey
- Scottish Water is a separate charge (~£652 at Band D); many homes are higher-banded
- Low-lying ground near the firth and river needs a flood check
Beauly is known locally for Beauly Priory, and The River Beauly & the salmon. The atmospheric 13th-century priory ruin at the heart of the village, a rare house of the Valliscaulian order now cared for by Historic Environment Scotland, the defining landmark and part of what gives Beauly its name and character.
Practical detail for Beauly: the IV4 postcode district, Beauly, its own station (reopened 2002) on the Far North and Kyle of Lochalsh lines; direct to Inverness (~15 to 20 min) and nearest A and E is Raigmore Hospital, Inverness (~13 miles / ~20 to 25 min), the Highlands' major A&E, genuinely close (a positive).
Beauly at a glance
| Upfront cost | Beauly figure |
|---|---|
| Average price | £270,000 |
| Deposit at 10% | £27,000 |
| LBTT, first time buyer | £2,500 |
| LBTT, standard rate | £3,100 |
| Legal, survey and moving | £3,300 |
| Total cash needed | £32,800 |
| Monthly repayment illustration | £1,421 |
Figures are local averages used for illustration. Confirm your own numbers before acting on them.
Ask about Beauly
Three details is all we need. You are told before anything is passed to a partner firm.
Your checklist
- Total cash of about £32,800, not just the deposit
- Your LBTT position confirmed on revenue.scot
- A first year running cost budget including £1,634 council tax
- Income protection quoted before completion, not after
The introduction costs you nothing. If you go ahead, we may be paid a fee by the firm we introduce you to.
Check broadband before you make an offer in Beauly
Broadband speeds can vary street by street in Beauly, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
We can introduce you to a specialist who can combine your mobile, broadband and utilities into one bill. There's no fee for the introduction.
We don't provide these services ourselves. Switching household bills is not a regulated financial service, so FCA protections and the Financial Ombudsman do not apply. We'll only pass your details to the specialist if you ask us to. See our privacy notice.
Questions people ask
How much money do I need to buy a first home in Beauly?
Do first time buyers pay LBTT in Beauly?
What is the biggest hidden cost?
How do I check broadband speed at a property in Beauly?
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