A buyer’s guide to Cullen, property prices and council tax, schools and their latest HM Inspectorate of Education reports, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Cullen
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school inspection reports with HM Inspectorate of Education and journey times with the operator before you rely on them.
Mortgage Adviser & Broker in Cullen
Whether you’re buying your first home in Cullen, remortgaging, upsizing or simply researching one of the prettiest towns on the Moray Firth coast, a former fishing burgh famous for Cullen skink, dramatically crossed by the great disused railway viaducts, looking out over a golden beach, the Three Kings sea stacks and, just along at Portknockie, the Bow Fiddle Rock, this guide covers what buyers and homeowners in Cullen actually want to know.
Quick answers about Cullen
Click any question to expand the full detail and sources.
Is Cullen a good place to live?⌄
Yes, a pretty, affordable Moray Firth coast town.
Is Cullen expensive?⌄
No, affordable, though the coast adds a premium.
What is Cullen known for?⌄
Cullen skink, the viaducts & the coast.
Does Cullen have a railway station?⌄
No, the coast line closed in 1968.
Where is the nearest A&E to Cullen?⌄
Dr Gray’s, Elgin (~20 miles), services reconfigured.
Is Cullen right for you?
Every town suits some buyers better than others. Here is how Cullen rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★☆ | An affordable coast market with flats, seatown cottages and smaller terraces from around £90,000–£140,000 and an LBTT nil-rate band to £175,000 for first-time buyers, an accessible way onto the ladder, though holiday-home demand can compete for the prettiest homes. |
| Families | ★★★★☆ | Cullen Primary in the town and Buckie High School (catchment) a short drive west, the beach, the golf and a real community, a good coastal family choice; check catchment and note the nearest A&E is in Elgin. |
| Downsizers & retirees | ★★★★★ | A pretty, walkable seaside town with a beach, golf, shops and cafes, genuine character and value for retirement; weigh the coast’s exposure, the distance to the hospital and the holiday-home mix. |
| Holiday-home & coast buyers | ★★★★☆ | Cullen is a genuine tourist and holiday coast, so second-home and holiday-let demand is real, note the Additional Dwelling Supplement and Moray’s second-home premium, and that this demand can push up prices for locals. |
| Property developers & investors | ★★★☆☆ | Affordable entry prices, a tourist coast and holiday-let potential support some investment, but this is a small value market with modest yields, and Moray applies a second-home / long-term-empty premium, do your sums carefully. |
An honest, at-a-glance summary of what Cullen does brilliantly, and what to weigh carefully, before you commit.
Cullen at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | Moray (Scottish unitary): Moray Council. Cullen is a coastal town in the east of Moray |
| Community council | Cullen has a community council but it does NOT levy a precept. Band D is Moray Council’s own charge |
| Nation | Scotland, 8 council-tax bands (A–H); schools inspected by HM Inspectorate of Education; police = Police Scotland |
| Postcode district | AB56 |
| Approx. character | A former fishing burgh and holiday town on the Moray Firth coast, the home of Cullen skink |
| Average house price | Affordable for Scotland, often £150,000–£200,000; sea-view and larger homes beyond; sources vary |
| Railway | No station, the coast line closed in 1968; nearest at Keith (~12 mi) and Elgin (~20 mi) |
| Nearest A&E | Dr Gray’s Hospital, Elgin (~20 miles west), Moray’s main hospital with an A&E, though some services have been reconfigured toward Aberdeen & Inverness |
| Schools | Education-Scotland inspected (no single grade); Cullen Primary in the town; Buckie High School catchment |
| Known for | Cullen skink, the Cullen railway viaducts, the beach and the nearby Bow Fiddle Rock |
| Population | About 1,300–1,500 (a small town) |
| Roads | The A98 coast road (Fraserburgh–Fochabers); Buckie ~5 mi west, Portsoy ~5 mi east |
| Water & sewerage | Scottish Water (billed alongside council tax but a separate charge) |
| Council tax (Band D) | £1,731.14 for 2026/27 (Moray Council’s own charge; no police, fire or community precept), confirm your band |
Property prices & council tax in Cullen
Cullen sits at the affordable end of the Scottish market, reflecting its role as a small Moray Firth coast town, though its beautiful setting, tourist appeal and holiday-home demand mean sea-view and characterful homes hold their value well and can command a premium. It offers flats and seatown cottages by the harbour, terraces and family homes in the upper town, and larger detached and sea-view houses. Published figures vary by property and area, so treat the ranges below as a broad guide and verify for the exact home, and remember that in Scotland you pay Land and Buildings Transaction Tax, not Stamp Duty, with a £145,000 nil-rate band (£175,000 for first-time buyers), so many Cullen purchases attract little or no tax.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Flats & seatown cottages | Indicatively around £80,000–£140,000 | First-time buyers; the most accessible ways in; harbour character |
| Terraced homes | Indicatively around £120,000–£180,000 | First-time buyers; smaller families; the upper town |
| Semi-detached & family homes | Indicatively around £160,000–£240,000 | Growing families; buyers wanting a garden |
| Cullen average | Affordable, often £150,000–£200,000 (verify per property) | A broad benchmark for the town |
| Detached, sea-view & larger homes | Indicatively £240,000–£400,000+ | Buyers wanting a larger home, a sea view or a characterful house |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only, not a quote.
£120,000
Flat / cottage
~£27,000
household income (guide)
£175,000
Town benchmark
~£39,000
household income (guide)
£290,000
Detached / sea-view home
~£64,000
household income (guide)
Cullen affordability & Land and Buildings Transaction Tax calculator
A quick, no-obligation way to see roughly what you could borrow in Cullen and what Land and Buildings Transaction Tax (LBTT) you'd pay. In Scotland the tax on buying a home is LBTT, collected by Revenue Scotland, not stamp duty (SDLT). Illustration only. Real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer. Lenders' income multiples and criteria vary. First-time buyer relief in Scotland raises the LBTT nil-rate band to £175,000 (up to £600 saving). Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £30,000 | ~£135,000 |
| £40,000 | ~£180,000 |
| £50,000 | ~£225,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
Land & Buildings Transaction Tax (LBTT) in Scotland, as at October 2026
Scotland replaced Stamp Duty with LBTT in April 2015. The residential rates below apply to your only or main home. First-time buyers pay 0% up to £175,000 (a saving of up to £600).
| Portion of price | Standard rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
Worked examples: a £145,000 home = £0 LBTT; a £200,000 home = £1,100; a £250,000 home = £2,100; a £350,000 home = £8,350. First-time buyers pay up to £600 less. An Additional Dwelling Supplement (ADS) of 8% applies to second homes and buy-to-lets across the whole price.
LBTT rates as at October 2026 (Scotland). England & Northern Ireland (SDLT) and Wales (LTT) differ. Council tax in Scotland is billed with a separate Scottish Water/waste-water charge on top. Check the exact figure with the official Revenue Scotland LBTT calculator (revenue.scot), and confirm with your solicitor.
The Cullen property market in depth
Cullen offers an affordable, characterful coast market, flats and seatown cottages by the harbour, terraces and family homes in the upper town, and larger sea-view houses, shaped by its role as a Moray Firth holiday town, its beautiful setting, and the real demand from second-home and holiday-let buyers alongside locals.
| Property type | What to expect | Typical guide |
|---|---|---|
| Flats & seatown cottages | The most accessible way in; popular with first-time buyers, downsizers and holiday-home buyers. | £80,000–£140,000 |
| Terraced homes | Character terraces in the upper town. | £120,000–£180,000 |
| Semi-detached & family homes | Family homes across the town. | £160,000–£240,000 |
| Detached, sea-view & larger homes | Larger and sea-view houses, the top of the local market, and where holiday-home demand bites. | £240,000–£400,000+ |
Cullen’s appeal, a pretty, affordable coast town with a beach, golf and huge character, on the Moray Firth, keeps demand steady across the range, from first-time-buyer cottages to larger sea-view homes, at prices well below the Highlands or the central belt. Holiday-home and second-home demand is genuine here, and can compete for the most characterful and sea-view properties.
That affordability and setting are the headline, but the right mortgage and the right checks still matter. Older stone and harbour stock, any exposed or low-lying coastal ground, and the demands of buying a second or holiday home (with the Additional Dwelling Supplement and Moray’s premium) are all things lenders, surveyors and conveyancers assess carefully. A mortgage adviser helps you match the right lender to your plans, the kind of introduction we can arrange.
What makes Cullen so popular?
Cullen’s appeal is genuine coastal character and value, Cullen skink, the viaducts, the beach and the Bow Fiddle Rock nearby, with Buckie and Elgin within reach.
The beach, the seatown & the harbour
Cullen’s beautiful curve of sand, the old fishing Seatown of cottages by the harbour, and the Three Kings sea stacks offshore, a genuinely lovely coast, with a strong sense of place you rarely get this affordably.
Cullen skink & the viaducts
The town that named Cullen skink, and the dramatic disused railway viaducts that stride over it, now a walkway with great views, are Cullen’s signatures, along with the golf on the links by the shore.
The Bow Fiddle Rock & the coast
The famous Bow Fiddle Rock sea arch just along at Portknockie, the coastal walks east to Portsoy and west to Buckie, and the wider Moray Firth coast, with Elgin and the whisky country within reach.
Transport & commuting from Cullen
Transport in Cullen is centred on the A98 coast road by car, there is no railway station, with Keith and Elgin the nearest. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Cullen → Buckie | ~10 min drive | West on the A98 coast road, the nearest fishing-port town, with more shops and services |
| Cullen → Portsoy | ~8 min drive | East on the A98, the neighbouring historic harbour town |
| Cullen → Keith | ~15–20 min drive | South inland, a Moray market and whisky town with a station on the Aberdeen–Inverness line |
| Cullen → Elgin | ~30–35 min drive | West along the coast and the A96, Moray’s county town, Dr Gray’s Hospital and the station |
| Cullen → Banff & Macduff | ~15 min drive | East on the A98, the historic twin towns and Duff House |
| Cullen → Inverness | ~1h20 drive / train from Keith or Elgin | West by the coast and A96, or the train from Keith/Elgin, the Highland capital and Raigmore Hospital |
| Cullen → Aberdeen | ~1h15 drive / train from Keith | East by the coast, or the train from Keith, the Granite City and Aberdeen Royal Infirmary |
| Cullen → Bow Fiddle Rock (Portknockie) | ~5 min drive | West to the famous sea arch, one of the most photographed spots on the coast |
Getting around Cullen
Day-to-day mobility here is worth thinking through, the practical picture.
By train
Cullen has no station, the coast line closed in 1968. The nearest are Keith (~12 miles inland) and Elgin (~20 miles west) on the Aberdeen–Inverness line, with direct trains to Inverness and Aberdeen.
By car
The A98 coast road runs through Cullen, linking it west to Buckie and Fochabers and east to Portsoy, Banff and beyond, with Keith and Elgin inland. A car is important here.
For the airport
Inverness Airport is about 55 miles west and Aberdeen Airport about 45 miles east, both within reach by road.
By bus
Stagecoach buses run along the coast linking Cullen to Buckie, Portsoy, Banff, Keith and Elgin, check current routes and frequencies.
On foot & by bike
The beach, the seatown, the harbour, the golf and the viaduct walk are all on the doorstep, with the coastal path east and west for walking and cycling.
For the commute
Cullen suits those working in Buckie or across the coast, drivers using the A98, and remote and hybrid workers wanting an affordable seaside base.
Schools in Cullen
Schools in Scotland are inspected by HM Inspectorate of Education, not Ofsted, and Scottish inspection reports use quality indicators under “How good is our school?” rather than a single overall grade, so read each report in full. Cullen has its own primary, Cullen Primary School, which sits within the Buckie High School Associated School Group, so the catchment secondary is Buckie High, a short drive west. Because catchments and placing requests matter, confirm the current position directly with Moray Council.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Cullen Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | The town’s own primary, in the Buckie High Associated School Group, Education-Scotland inspected, with no single overall grade; confirm the current catchment and read the latest report. |
| Buckie High School (Buckie) | Secondary (state, comprehensive, non-denominational) | HM Inspectorate of Education report | The catchment secondary for Cullen, a short drive west in Buckie, serving the Moray Firth coast, Education-Scotland inspected, with no single overall grade; read the report and check catchment. |
| Portknockie Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | A primary in neighbouring Portknockie, also in the Buckie High ASG, Education-Scotland inspected; read the report and check catchment. |
| Findochty Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | A coastal primary west towards Buckie, in the same school group, Education-Scotland inspected; confirm catchment. |
| Fordyce & Portsoy schools (east) | Primary/secondary (state) | HM Inspectorate of Education report | Schools east along the coast towards Portsoy and Banff, for reference, Education-Scotland inspected; catchment applies. |
Map, Police & Fire Services in Cullen
A useful local guide should show the practical services buyers actually check, policing, fire cover, emergency healthcare and the local crime context for Cullen.
Popular parts of Cullen & nearby
Where you buy in Cullen shapes both your budget and your character, from the harbour Seatown to the upper town and the sea-view homes above. A quick orientation.
Local highlights & days out from Cullen
Cullen packs genuine coastal character and a distinctive local heritage into one small Moray Firth town. A few of the best-loved local highlights.
Sports, leisure & community in Cullen
For a small town, Cullen offers a lot, the beach, golf, the coast and the wider Moray Firth within easy reach.
History & character
The Seatown, the harbour, Cullen House above the town, the viaducts and the planned upper town, a genuinely characterful place, with Portsoy’s historic harbour a short drive east.
Sport & the outdoors
Cullen Golf Club on the links, the beach, sea swimming, coastal and viaduct walks, and the wider Moray coast, walking, cycling and the outdoors on the doorstep.
Days out & the coast
The Bow Fiddle Rock, Portsoy and Banff, Buckie and Lossiemouth, and the Speyside whisky country inland, with Elgin’s shops and cathedral within reach for bigger days out.
Healthcare & local services in Cullen
Healthcare access is the honest trade-off of Cullen’s coastal setting, the nearest hospital with an A&E is about twenty miles west in Elgin, so distance matters here.
The town has GP provision, dentists and pharmacies, but there is no hospital in Cullen, the nearest with an A&E is Dr Gray’s in Elgin, about twenty miles west, with Aberdeen Royal Infirmary the other major A&E to the east. For specialist and some acute care, and for the services that have been reconfigured at Dr Gray’s, the destinations are Aberdeen Royal Infirmary and Raigmore Hospital in Inverness, with NHS Grampian responsible for care across the area. The distance to the hospital is a genuine consideration on this coast, so factor it into a move. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it, and confirm the current position on hospital services.
Living in Cullen
Day to day, Cullen is an affordable, characterful Moray Firth coast town, a beach, a harbour, golf, shops and cafes, with Buckie and Elgin within reach. Here is a sense of everyday life.
Cullen has the amenities of a small coast town, a Square and shops, cafes (with the famous Cullen skink), a primary school, the golf, the harbour and the beach, and a strong community feel, along with the viaduct walk, the coast and the Bow Fiddle Rock nearby, and Buckie about five miles west and Elgin about twenty for bigger shopping, the station and Dr Gray’s Hospital. The big everyday pluses are genuine affordability, a beautiful setting and real character.
Connectivity for working is generally reasonable, superfast broadband reaches most of the town, with full-fibre available to many addresses, so home and hybrid working is possible, complemented by the A98 for drives to Buckie or Elgin. The main trade-offs are honest: Cullen is a small coastal town rather than a service centre, with no railway and the nearest large town, station and hospital a drive away; and the coast sees real holiday-home demand. But for value, character and the sea, Cullen is a distinctive choice.
| Everyday amenity | In Cullen? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (in town) | Cullen Primary in the town, in the Buckie High school group; check catchment |
| Secondary schools | Catchment in Buckie | Buckie High School (~5 miles west) is the catchment secondary for Cullen |
| Further education | Nearby (Elgin) | Moray College UHI in Elgin, part of the University of the Highlands and Islands |
| GP & hospital | GP in town; hospital in Elgin | GP provision locally; Dr Gray’s Hospital in Elgin (~20 miles), Moray’s district general hospital |
| Nearest A&E | Elgin (~20 miles), Dr Gray’s | Dr Gray’s has an A&E; some services reconfigured toward Aberdeen & Inverness, confirm current services |
| Railway station | No (line closed 1968) | No station; nearest at Keith (~12 mi) and Elgin (~20 mi) on the Aberdeen–Inverness line |
| Shops & centre | Yes (town) | A Square, local shops and cafes; Buckie and Elgin for the bigger stores |
| Green space, beach & coast | Yes (abundant) | The beach, the golf links, the viaduct walk, and the Moray Firth coast on the doorstep |
Working & connectivity in Cullen
Superfast broadband reaches most of Cullen, with gigabit-capable full-fibre now available to many addresses, so home and hybrid working is possible, complemented by the A98 for drives to Buckie or Elgin. Coverage can still vary by exact address, particularly in older harbour properties and along the coast, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast across most of the town; full-fibre to many addresses, check the exact address |
| Mobile coverage | Generally reasonable in the town; can vary along the coast and inland |
| Rail for office days | No station, nearest at Keith (~12 mi) and Elgin (~20 mi) on the Aberdeen–Inverness line |
| Road & air | A98 coast road; Inverness Airport ~55 miles west and Aberdeen Airport ~45 miles east |
Check broadband before you make an offer in Cullen
Broadband speeds can vary street by street in Cullen, 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.
Check broadband at an address (Ofcom)Flood risk in Cullen
On flooding, Cullen is a coastal town, so the main considerations are the sea and surface water rather than a major river, the harbour and Seatown sit right by the shore, and coastal exposure and surface water in heavy rain are worth checking, especially for the lower, seaward properties.
Cost of living & running a home in Cullen
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only, always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £1,731.14 | Moray Council’s own charge, no police, fire or community precept in Scotland (8 bands A–H); confirm your band |
| Scottish Water (Band D, 2026/27) | £652.32/yr | Water £301.95 + waste water £350.37, billed alongside council tax but a separate Scottish Water charge |
| Second-home / long-term-empty premium | Up to 100% extra | Moray applies a council-tax premium on second homes and long-term empty properties, relevant on this holiday coast |
| Buildings insurance | Varies, check near the shore | Seatown and low-lying coastal homes can cost more; get a quote and a flood check before committing |
| Broadband | ~£28–£48/mth | Superfast across most of the town; full-fibre to many addresses, check the address |
Financing a home in Cullen
An affordable, characterful coast town is a distinctive thing to buy into, a few points on the mortgage side are worth understanding first.
Cullen’s affordability and coastal setting are the headline, but the right mortgage and the right checks still matter, from first-time-buyer cottages to larger sea-view homes. Older stone and harbour stock, any exposed or low-lying coastal ground, and, if you are buying a holiday home, the Additional Dwelling Supplement and Moray’s second-home premium are all things lenders, surveyors and conveyancers assess carefully, so a good survey is wise on an older property, alongside the Scottish home report. Getting the right lender for your circumstances is where good advice pays off.
That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Read our full guide to mortgage protection insurance. Talk to us →
Conveyancing & the searches to expect in Cullen
A few standard checks are worth their weight when buying in Cullen, especially the Scottish home report, and a coastal flood check for seaward homes.
History, heritage & famous connections
Cullen is an ancient royal burgh on the Moray Firth coast, long a fishing town whose Seatown of cottages huddles by the harbour below the handsome planned upper town. Its name lives on in Cullen skink, the smoked-haddock soup that grew out of the town’s fishing and became a Scottish classic. Above the town stands Cullen House, the historic seat of the Earls of Seafield, whose family shaped the town, famously refusing to let the coast railway run along the shore, so that when the line was built in the 1880s it had to stride over the town on the great viaducts that are now Cullen’s signature.
The Moray Coast railway closed to passengers in 1968, and the viaducts became a walkway; fishing declined, as it did all along the coast, and Cullen reinvented itself as a holiday and coastal town, drawing visitors to its beach, its golf and its scenery. Today Cullen combines genuine history and character with affordability and a beautiful setting, making it one of the most distinctive small towns on the Moray Firth, with the honest trade-offs of distance from the nearest large town and hospital, and a coast where holiday homes are part of the market.
Cullen through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| Medieval | Cullen is established as a royal burgh on the Moray Firth coast, a fishing and market town. |
| 17th–18th C | Cullen House becomes the seat of the Earls of Seafield; the planned upper town is laid out. |
| 1880s | The Moray Coast railway is built over the town on great viaducts, the landowner having refused the shore route. |
| 1960s | Fishing declines along the coast; the coast railway closes to passengers in 1968. |
| Late 20th C | Cullen reinvents itself as a holiday and coastal town, its beach, golf and skink drawing visitors. |
| Today | A pretty, affordable Moray Firth coast town, the home of Cullen skink, with the viaducts and Bow Fiddle Rock nearby. |
Famous connections
A few of the people and stories that put Cullen on the map.
Cullen skink
The famous thick soup of smoked haddock, potato and onion that takes its name from the town, a Scottish classic born of Cullen’s fishing heritage, and celebrated at a world championship.
The Cullen viaducts
The great disused railway viaducts that stride over the town, built because the landowner would not allow the line by the shore, are Cullen’s unmistakable signature, now a walkway.
The Bow Fiddle Rock
The famous natural sea arch just along the coast at Portknockie, shaped like the tip of a fiddle bow, one of the most photographed spots in the north-east.
Looking beyond the mortgage
Buying a home in Cullen is a major commitment, and the mortgage is only part of the picture. Whatever you buy, the right protection can help keep the home yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term, typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers, helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury.
Life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it.Talk to us →
Things people don't always tell you about Cullen
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Cullen compared with nearby towns
How Cullen sits against the places buyers most often weigh against it, a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Cullen | ~£150k–£200k | No (line closed 1968) | A pretty Moray Firth coast town; Cullen skink, the viaducts & the beach; holiday demand |
| Buckie | ~£120k–£170k | No (line closed) | A Moray Firth fishing-port town ~5 mi west; more shops and Buckie High School; more affordable |
| Portsoy | ~£140k–£190k | No (line closed) | A historic harbour town ~5 mi east; the 17th-century harbour and the boat festival |
| Banff & Macduff | ~£140k–£190k | No (line closed) | Historic twin towns east on the coast; Duff House; harbours and beaches |
| Elgin | ~£170k–£220k | Yes (Inverness ~40 min, Aberdeen ~1h20) | The county town ~20 mi west; Dr Gray’s Hospital, the station and the big shops |
Pros & cons of living in Cullen
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A pretty, affordable coast town with a beach and golf | A small coastal town rather than a service centre (Buckie and Elgin for bigger shopping) |
| Huge character, Cullen skink, the viaducts, the Seatown | No railway station (line closed 1968); nearest at Keith and Elgin |
| Its own primary; Buckie High School catchment | The nearest A&E (Dr Gray’s, Elgin) is about twenty miles west, and some services reconfigured |
| A simple Scottish council-tax bill, no police, fire or community precept | Scottish Water is a separate charge (~£652 at Band D), and a second-home premium applies |
| A genuine tourist coast with a beach and the Bow Fiddle Rock nearby | Holiday-home and second-home demand can compete for the prettiest homes; coastal exposure to check |
| Genuine value, among the more affordable coast towns | A small value market means modest rental yields for investors, plus the ADS on second homes |
Villages & areas around Cullen
Many buyers who love Cullen look just outside it too, a quick guide.
Who tends to move to Cullen?
Understanding your fellow buyers helps you read the market and pitch an offer.
Buyers & downsizers
People wanting an affordable, characterful seaside town with a beach, golf and real appeal, from harbour cottages to sea-view homes, within reach of Buckie and Elgin.
Coast & holiday-home buyers
People drawn to the Moray Firth coast for a main home, a second home or a holiday let, noting the Additional Dwelling Supplement and Moray’s second-home premium.
Families & remote workers
Families happy with Cullen Primary and Buckie High School and the outdoor life, and remote or hybrid workers wanting an affordable, beautiful base by the sea.
What your money buys in Cullen
A rough sense of what different budgets tend to secure, indicative only, and hugely dependent on position and condition.
Your move to Cullen, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax, Moray’s Band D is £1,731.14, the separate Scottish Water charge of about £652 at Band D, insurance, and any LBTT, plus the Additional Dwelling Supplement if it is a second home), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Read the Scottish home report, check coastal flood risk for any Seatown or low-lying home, get a survey (wise on an older stone or harbour property), check the school catchment, and confirm your commute and the distance to services, before you fall in love.
3. Line up the right people
A mortgage adviser, a good surveyor and a local solicitor will save you time, money and stress. We can introduce you to the first.
Already live in Cullen?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to an FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Cullen
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Cullen
- Enjoy the town, the beach, the harbour Seatown, the golf, Cullen skink and the viaduct walk, with the Bow Fiddle Rock just along at Portknockie.
- Note the value. Cullen is among the more affordable coast towns; the LBTT nil-rate band is £145,000 (£175,000 for first-time buyers), so many main-home purchases attract little or no tax.
- Plan your transport. There is no station (line closed 1968); the A98 links the coast, and the nearest stations are Keith (~12 mi) and Elgin (~20 mi).
- Confirm the council tax and band. Band D is £1,731.14 for 2026/27 (Moray’s own charge; no police, fire or community precept); Scotland has 8 bands A–H.
- Budget for Scottish Water separately, water and waste water are about £652 at Band D for 2026/27, on the same bill but set by Scottish Water.
- Note the second-home premium. Moray applies a council-tax premium on second homes and long-term empty properties, relevant on this holiday coast.
- Note the healthcare position honestly. The nearest A&E is Dr Gray’s in Elgin (~20 miles), and some services have been reconfigured toward Aberdeen and Inverness; confirm current services with NHS Grampian.
- Given the coast, get a coastal flood check (SEPA) for any Seatown, harbour or low-lying home and read the Scottish home report carefully.
- If buying a second or holiday home, remember the Additional Dwelling Supplement on top of the standard LBTT.
- For schools, note Education-Scotland reports have no single grade. Cullen Primary is in the Buckie High catchment.
- Use the Revenue Scotland LBTT calculator for your purchase-tax figure, not an England Stamp Duty tool.
- Explore the beach, the golf, the viaducts and the Bow Fiddle Rock, and the coast east to Portsoy and west to Buckie.
- Note Inverness and Aberdeen are reachable by train from Keith or Elgin for wider shopping, jobs and specialist services.
- Get a mortgage agreement in principle before you start viewing in earnest.
- Review your protection at the same time as your mortgage, important for family and coastal buyers.
Nearby areas worth considering
If you are weighing Cullen against the surrounding area, these are the places buyers most often compare.
Buckie
A Moray Firth fishing-port town about five miles west, more shops and services, the harbour, and Buckie High School (Cullen’s catchment secondary).
Portsoy
A historic harbour town about five miles east, the famous 17th-century harbour, Portsoy marble and the Scottish Traditional Boat Festival.
Banff
A historic town further east on the coast, with Duff House and its twin Macduff across the bay, harbours, beaches and history.
Elgin
The affordable cathedral city and county town of Moray, about twenty miles west, Dr Gray’s Hospital, the station and the big shops.
Lossiemouth
A popular Moray Firth seaside town west along the coast, two great beaches, a harbour and marina, and RAF Lossiemouth.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us about family protection →Speak to Us
Researching Cullen or a nearby area? We are always happy to point people in the right direction.
Ask us where to start →Is this the right route for you?
This is likely a good fit if…
- You are buying, moving or remortgaging in Cullen and want help comparing lenders rather than relying on one bank’s own range.
- You are employed or self-employed with reasonably clean credit and a deposit of around 5% or more.
- You want the mortgage and the protection that goes with it sorted together, rather than as two separate jobs.
- You would rather someone else dealt with the lender, the paperwork and the chasing.
We do not advise on the mortgage ourselves. The mortgage advice comes from a separately regulated firm we introduce you to.
Not sure it fits? Ask us anyway.
Frequently asked questions
Is Cullen a good place to live?
Is Cullen expensive?
What is Cullen known for?
Does Cullen have a railway station?
Where is the nearest A&E to Cullen?
Does Cullen have good schools?
What salary do you need to buy in Cullen?
How much is LBTT on a Cullen property?
How much is council tax in Cullen?
Which police and fire services cover Cullen?
Is Cullen a safe place to live?
What is there to do in Cullen?
What is broadband like in Cullen?
Is Cullen good for families?
Is Cullen good for commuters?
What searches should I expect when buying in Cullen?
Is flooding a problem in Cullen?
How do I get started with a mortgage for Cullen?
Can existing homeowners in Cullen benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Cullen, planning a move, reviewing your finances or simply exploring your options, we're always happy to point people in the right direction.
By submitting your details you agree that your contact information will be passed to a carefully selected, FCA-regulated mortgage adviser.
Also for homeowners in Cullen: Equity release in Cullen: releasing tax-free cash from your home in later life.
Other money guides for Cullen
Buying is one piece of it. These cover the rest of the picture in Cullen.
Protecting the mortgage is the part we advise on ourselves. Read how mortgage protection insurance works, including which type of cover suits which situation.
Short reads that work through the local numbers. No sales pitch.