Mortgage Advice in Ellon: Property, Schools & Local Area Guide

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That’s Family Finance
Property & Mortgage Guide — 2026/27 edition

Ellon

Aberdeenshire

A buyer’s guide to Ellon — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.

What’s inside
  • Quick Answers
  • Prices
  • Market
  • Why Ellon
  • Transport
  • Schools
  • Police & Fire
  • Areas
  • Healthcare
  • Flood
  • History
  • Beyond the Mortgage
  • FAQs

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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.

Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.

Aberdeenshire Property & Mortgage Guide • 18 min read • Ellon • Updated July 2026

Mortgage Advice in Ellon: Property, Schools & Local Area Guide

Whether you’re buying your first home in Ellon, remortgaging, upsizing or simply researching this historic Formartine market town on the River Ythan — about 16 miles north of Aberdeen, one of the fastest-growing commuter towns in the north-east, home of the BrewDog brewery, with the Ythan estuary and the Sands of Forvie nature reserve just downstream — this guide covers what buyers and homeowners in Ellon actually want to know.

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Jump to: Quick Answers Prices Market Why Ellon Transport Schools Police & Fire Areas Healthcare Flood History Beyond the Mortgage FAQs Contact

Quick answers about Ellon

Click any question to expand the full detail and sources.

Is Ellon a good place to live?⌄
Yes — a popular, fast-growing Aberdeen-commuter town.

Yes — Ellon (AB41) is one of the most popular commuter towns in Aberdeenshire, about 16 miles and 25 to 30 minutes north of Aberdeen up the A90. It has grown quickly over the past couple of decades, with large new housing estates drawing families and commuters, while keeping a historic market-town core on the River Ythan. It has good schools, a modern academy, plenty of amenities, the BrewDog brewery as a local employer, and the beautiful Ythan estuary and Sands of Forvie nature reserve on the doorstep. The things to weigh honestly are that Ellon has no railway station (the commute is by road or bus), and that the nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary rather than in the town.

Sources: en.wikipedia.org/wiki/Ellon | rightmove.co.uk — Ellon

How much are houses in Ellon?⌄
A commuter-town market — often around £180k–£240k.

Ellon is a mid-priced Aberdeenshire commuter town — dearer than the Buchan fishing ports but generally more affordable than Stonehaven or Deeside. Overall averages are often in the region of £180,000 to £240,000, with flats and older terraces in the town centre offering the most accessible ways in (frequently from around £110,000–£160,000), while the many newer detached and semi-detached family homes on the estates make up much of the market, and larger homes run higher. Because the Scottish LBTT nil-rate band runs to £145,000 (and first-time buyers pay nothing to £175,000), lower-priced homes may attract little or no purchase tax, but many family homes will. Always verify current prices via Registers of Scotland data or independent valuation advice for the exact property.

Sources: rightmove.co.uk — Ellon | ros.gov.uk — Registers of Scotland

Is Ellon home to BrewDog?⌄
Yes — BrewDog’s original brewery and HQ are in Ellon.

Yes — Ellon is the home of BrewDog, the well-known Scottish craft brewer, whose original brewery and headquarters are in the town, along with its DogTap taproom and visitor experience. BrewDog is one of Ellon’s most recognisable local employers and has helped put the town on the map, drawing visitors to the brewery. It is a genuine part of Ellon’s modern identity, alongside the town’s historic market-town roots on the River Ythan. For anyone interested, the brewery and taproom are a popular local attraction in their own right.

Sources: brewdog.com

How far is Ellon from Aberdeen?⌄
About 16 miles — roughly 25–30 minutes by road.

Ellon is about 16 miles north of Aberdeen, roughly 25 to 30 minutes by road down the A90 dual carriageway, using the AWPR bypass around the city, with frequent buses to Aberdeen too. It is important to be honest about one thing: Ellon has no railway station — the nearest railway stations are at Dyce (on the edge of Aberdeen, on the Aberdeen–Inverness line) and in Aberdeen itself — so unlike Stonehaven or Inverurie there is no train from the town. For the airport, Aberdeen International at Dyce is around 25 to 30 minutes by road. The good road link is a big part of why Ellon works so well as a commuter town, but the lack of a railway is a genuine consideration for anyone who wants a rail commute.

Sources: travelinescotland.com

Does Ellon have a hospital with A&E?⌄
No — the nearest full A&E is Aberdeen (ARI), about 16 miles.

It is important to be accurate. Ellon has GP practices, a health centre and community services, but it does not have a hospital with a full accident-and-emergency department. The nearest full 24-hour, consultant-led blue-light A&E is Aberdeen Royal Infirmary (ARI) at Foresterhill in Aberdeen, about 16 miles and roughly 25 to 35 minutes away by road, which serves the whole of the north-east. For a serious emergency the destination is ARI in Aberdeen. Given the distance, this is a genuine point for buyers to weigh, particularly older households; as NHS services can be reconfigured, always confirm current arrangements directly with NHS Grampian.

Sources: nhsgrampian.org

Is Ellon right for you?

Every town suits some buyers better than others — here is how Ellon rates for the people who most often buy here, and why.

Buyer type Rating Why
Commuters (to Aberdeen) ★★★★☆ About 16 miles and 25–30 minutes up the A90 dual carriageway (with the AWPR bypass) plus frequent buses — an easy road commute, though there is no railway station in the town.
Families ★★★★★ A modern academy and good primaries, lots of newer family housing, parks and amenities, and the Ythan estuary and coast nearby — a genuinely popular family choice; check catchments.
First-time buyers ★★★★☆ Newer estate homes and town-centre flats offer choice at the more accessible end (often from around £110,000–£160,000), and LBTT relief helps many buyers pay little or no purchase tax.
Property developers & investors ★★★★☆ A fast-growing town with strong commuter and BrewDog-linked rental demand can support buy-to-let, though the new-build supply and Aberdeen’s energy-linked market are worth watching — do your homework.
Downsizers & retirees ★★★☆☆ A walkable, well-served town with the estuary and coast nearby, though the nearest full 24-hour A&E is Aberdeen Royal Infirmary about 16 miles away — a real consideration for some.
The short version: Ellon rates highest for Aberdeen commuters who drive and for families wanting a modern home and good schools in a fast-growing, well-served town; the things to weigh are the lack of a railway station and the nearest full A&E being in Aberdeen.

An honest, at-a-glance summary of what Ellon does brilliantly — and what to weigh carefully — before you commit.

Great if you want…
A modern family home in a fast-growing, well-served Aberdeen-commuter town — with good road links up the A90, a modern academy and good schools, plenty of new-build choice, the BrewDog brewery and a historic market core on the River Ythan, and the Ythan estuary and Sands of Forvie nature reserve on the doorstep.
Think carefully if…
You want a railway station (Ellon has none — the commute is by road or bus), you need a full 24-hour A&E in the town (the nearest is Aberdeen Royal Infirmary, about 16 miles away), or you want a historic, low-density town rather than one with a lot of recent estate growth.
Best suited to
Aberdeen commuters who drive, families wanting a modern home and good schools, first-time buyers drawn to newer estates, and people who want a well-served market town with the estuary and coast close by rather than a remote village or a city.

Ellon at a glance

The key facts buyers ask us about most, in one place.

Fact Detail
County & council Aberdeenshire (Scottish unitary): Aberdeenshire Council
Community council Ellon has a community council but it does NOT levy a precept — Band D is Aberdeenshire Council’s own charge
Nation Scotland — 8 council-tax bands (A–H); schools inspected by Education Scotland; police = Police Scotland
Postcode district AB41
Approx. character A historic Formartine market town on the River Ythan — now one of the fastest-growing Aberdeen-commuter towns, home of BrewDog
Average house price A commuter-town market — often around £180,000–£240,000; larger homes beyond; sources vary
Railway None — Ellon has no railway station; nearest at Dyce and Aberdeen; commute by road or bus
Nearest A&E Aberdeen Royal Infirmary (ARI), Aberdeen — the nearest full 24-hour blue-light A&E (~16 miles); there is no A&E in the town
Schools Education-Scotland inspected (no single grade); comprehensive; Ellon Academy (modern state secondary)
Known for BrewDog’s original brewery and HQ, the River Ythan and the Sands of Forvie nature reserve
Population About 10,000–11,000 — grown quickly in recent decades
Roads The A90 dual carriageway to Aberdeen and north to Peterhead; the A920 to Oldmeldrum and Pitmedden
Water & sewerage Scottish Water (billed alongside council tax but a separate charge)
Council tax (Band D) £1,686.04 for 2026/27 (Aberdeenshire Council’s own charge; no police, fire or community precept) — confirm your band

Property prices & council tax in Ellon

Ellon is a mid-priced Aberdeenshire commuter town — dearer than the Buchan fishing ports but generally more affordable than Stonehaven or Deeside — and much of its housing is relatively modern, reflecting the town’s rapid growth. It offers town-centre flats and older terraces (frequently from around £110,000–£160,000), a great deal of newer semi-detached and detached family housing on the estates, and larger detached and country homes at the top of the market. 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).

Property type / area Typical position in the market Who it suits
Flats & town-centre homes Indicatively around £95,000–£150,000 First-time buyers; investors; the most accessible ways in
Terraced & smaller homes Indicatively around £140,000–£200,000 First-time buyers; smaller families
Semi-detached & family homes Indicatively around £180,000–£270,000 Growing families; commuters; estate buyers
Ellon average A commuter-town market — often around £180,000–£240,000 (verify per property) A broad benchmark for the town
Detached & larger homes Indicatively £270,000–£450,000+ Buyers wanting a larger, newer or country home near the town
Council tax — the 2026/27 figure, and how Scotland differs: Ellon is in Aberdeenshire, a Scottish unitary council, and this is where a Scottish bill is genuinely simpler than an English one. In Scotland the police and fire services are funded by Scottish Government grant, not by council tax, so there is no police precept and no fire precept; community councils in Scotland do not levy a precept either. That means your Band D is simply Aberdeenshire Council’s own set charge — full stop. For 2026/27 the Band D figure is £1,686.04 (Aberdeenshire agreed a 10% rise in February 2026). Scotland uses eight bands (A–H) on 1991 values: bands A–D scale as 6/9, 7/9, 8/9 and 9/9 of Band D (so Band A is £1,124.03, and Band A × 1.5 = Band D exactly), while bands E–H use the higher Scottish multipliers introduced in 2017 (Band E £2,215.27, F £2,739.82, G £3,301.83, H £4,130.80). Every town in Aberdeenshire — Ellon, Peterhead, Inverurie and the rest — shares this same Band D, because there are no local precepts to add. Confirm your own band with Aberdeenshire Council and the Scottish Assessors before budgeting.

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 or advice.

£140,000

Town-centre flat / terrace

~£31,000

household income (guide)

£210,000

Town benchmark

~£47,000

household income (guide)

£330,000

Detached / newer estate (indicative)

~£73,000

household income (guide)

Property purchase tax in Scotland — it is LBTT, not SDLT: in Scotland you do not pay Stamp Duty Land Tax; you pay Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland. The main-residential nil-rate band runs to £145,000, with first-time buyer relief lifting the zero threshold to £175,000; above that, 2% applies to £145,001–£250,000, 5% to £250,001–£325,000, 10% to £325,001–£750,000 and 12% beyond. An Additional Dwelling Supplement (ADS) applies to second homes and buy-to-let. At Ellon’s prices many family homes will attract some LBTT, while lower-priced flats and terraces may fall under the thresholds. The interactive calculator below is set up for Scotland (LBTT), but always confirm your exact figure with the official Revenue Scotland LBTT calculator.

Ellon affordability & Land and Buildings Transaction Tax calculator

A quick, no-obligation way to see roughly what you could borrow in Ellon 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.

Estimated maximum borrowing: £225,000 (about 4.5× income)
Estimated budget with deposit: £255,000
Land & Buildings Transaction Tax on that budget: £2,350

Illustration only, not a mortgage offer or personalised advice. 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 2026 — Scotland

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 – £250,000 2%
£250,001 – £325,000 5%
£325,001 – £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 £600 less up to the relief limit. An Additional Dwelling Supplement (ADS) of 8% applies to second homes and buy-to-lets across the whole price.

LBTT rates as at 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 Ellon property market in depth

Ellon offers a modern, family-focused market — town-centre flats and older terraces, a great deal of newer semi-detached and detached family housing, and larger detached and country homes — underpinned by strong demand from Aberdeen commuters and by the town’s rapid recent growth, which keeps values above the Buchan coast but generally below Stonehaven and Deeside.

Property type What to expect Typical guide
Flats & town-centre homes The most accessible way in; popular with first-time buyers, investors and commuters. £95,000–£150,000
Terraced & smaller homes Older terraces in the town core and smaller estate homes. £140,000–£200,000
Semi-detached & estate homes The heart of the Ellon market — newer family homes on the many estates. £180,000–£270,000
Detached & larger homes Larger, newer and country homes near the town — the top of the local market. £270,000–£450,000+

Ellon’s appeal — a fast-growing, well-served commuter town with good road links, good schools and plenty of modern housing — makes it a market driven by demand from Aberdeen commuters and families, from first-time-buyer flats to newer detached family homes.

That family-and-commuter demand is the headline, but the right mortgage and the right checks still matter. New-build supply, the pace of the town’s growth, exposure to Aberdeen’s energy-linked economy, and any low-lying ground near the River Ythan are all things lenders, surveyors and conveyancers weigh — and the Scottish home report gives you a survey up front. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.

Transport & commuting from Ellon

Transport in Ellon is a road-and-bus story — a good dual carriageway to Aberdeen, but no railway station. These indicative times are a starting point — always verify current timetables before relying on a specific journey.

Route Approx. time Notes
Ellon → Aberdeen (by road) ~25–30 min drive South on the A90 dual carriageway, using the AWPR bypass — the key commute
Ellon → Aberdeen (by bus) ~40–55 min Frequent buses to the city — the town has no railway station
Ellon → Dyce / Aberdeen Airport ~25–30 min drive South-west via the A90 and AWPR — for the airport and the nearest railway station (Dyce)
Ellon → Peterhead ~25–30 min drive North on the A90 — for the Buchan coast and the big fishing port
Ellon → Inverurie ~30–35 min drive West via the A920 / B9170 — for the Garioch and the Aberdeen–Inverness rail line
Ellon → Aberdeen Royal Infirmary ~30–35 min drive South-west to Foresterhill in Aberdeen — the nearest full 24-hour A&E
Ellon → Newburgh & the coast ~10 min drive East to the Ythan estuary, the Sands of Forvie and the beach
Ellon → Stonehaven ~50 min–1 hr drive South via the A90 and AWPR — the commuter town with a railway, south of Aberdeen
Buyer insight: Ellon works as a commuter town chiefly because of the road: the A90 dual carriageway runs south to Aberdeen in about 25 to 30 minutes, using the AWPR bypass to skirt the city, and north to Peterhead, with frequent buses to Aberdeen too. It is fair to be honest about the trade-off, though: Ellon has no railway station — the nearest stations are at Dyce, on the edge of Aberdeen (on the Aberdeen–Inverness line), and in Aberdeen itself — so unlike Stonehaven or Inverurie there is no train from the town. Aberdeen International Airport at Dyce is around 25 to 30 minutes away. The good road link is a big part of why Ellon has grown so fast, but for anyone who specifically wants a rail commute it is a genuine consideration — always check current timetables and road conditions, particularly in winter.

Getting around Ellon

Day-to-day mobility here is worth thinking through — the practical picture.

By car

The A90 dual carriageway links the town south to Aberdeen (about 25 to 30 minutes, using the AWPR bypass) and north to Peterhead, with the A920 west to Oldmeldrum — a car is genuinely useful here, and the road is the main commute.

By bus

Frequent buses run to Aberdeen (about 40 to 55 minutes) and to nearby towns and villages — the main public-transport link, as there is no railway station.

By train

Ellon has no railway station — the nearest are at Dyce, on the edge of Aberdeen, and in Aberdeen itself, both about 25 to 30 minutes away by road.

For the airport

Aberdeen International Airport at Dyce is around 25 to 30 minutes by road to the south-west — the nearest major airport.

On foot & by bike

The town centre and riverside are walkable, with paths along the River Ythan and the estuary and coast at Newburgh a short drive away for cycling and walking.

For work

Ellon suits people commuting to Aberdeen for work in energy, healthcare, the university and the city’s services, as well as those working locally, including at the BrewDog brewery.

Schools in Ellon

Schools in Scotland are inspected by Education Scotland (His Majesty’s 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. Scotland is comprehensive, with no selective grammar schools; a school called an “Academy” is a normal non-selective state secondary. Ellon is served by Ellon Academy, which moved to a modern community campus in 2015, and a cluster of Education-Scotland-inspected primary schools, with Roman Catholic secondary provision limited in the area (the nearest dedicated RC secondaries are in Aberdeen). Because catchments and placing requests matter, confirm the current position directly with Aberdeenshire Council.

School Type Inspection Notes
Ellon Academy Secondary (state, comprehensive, non-denominational) Education Scotland report Ellon’s six-year comprehensive secondary, on a modern community campus opened in 2015 that serves the town and a wide Formartine catchment — Education-Scotland inspected, with no single overall grade; read the latest report and check catchment.
Ellon Primary School Primary (state, co-ed) Education Scotland report A large primary in the centre of the town — Education-Scotland inspected; confirm the current catchment and read the latest report.
Auchterellon School Primary (state, co-ed) Education Scotland report A primary serving the Auchterellon area and newer estates of the town — Education-Scotland inspected; check catchment and read the report in full.
Ellon cluster primaries Primary (state, co-ed) Education Scotland report The Ellon Academy cluster also includes Meiklemill, Tarves, Methlick, Pitmedden and Udny Green primaries among others — all Education-Scotland inspected; confirm catchment with Aberdeenshire Council.
For homebuyers: in Scotland the inspectorate is Education Scotland (His Majesty’s Inspectorate of Education), and reports use quality indicators rather than a single overall grade — so read each school’s most recent report in full rather than looking for a one-word rating. Scotland is comprehensive, with no selective grammar schools, so an “Academy” here is a normal non-selective state secondary. Ellon is served by Ellon Academy (on a modern 2015 campus) and a cluster of primaries; Roman Catholic (denominational) secondary provision is limited locally, with the nearest dedicated RC secondaries in Aberdeen. Confirm catchment and placing requests with the schools and Aberdeenshire Council, and find reports at education.gov.scot.

Map, Police & Fire Services in Ellon

A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for Ellon.

Policing in Ellon
Ellon is covered by Police Scotland (the single national force), with a local community policing team. In Scotland, policing is funded by the Scottish Government rather than through a council-tax precept, so there is no separate police line on your bill. As anywhere, crime varies by area and street. For current crime information, see scotland.police.uk. Emergencies: 999; non-emergencies: 101.
Fire & Rescue cover
Ellon is served by the Scottish Fire and Rescue Service, the single national fire service, with a station in the town. In Scotland the fire service is funded by the Scottish Government, not through council tax — so, unlike an English bill, there is no fire precept line at all. For free home fire-safety advice, contact the Scottish Fire and Rescue Service. Emergencies: 999.
Nearest full A&E
On healthcare access, it is important to be accurate. Ellon has GP practices, a health centre and community services, but it does not have a hospital with a full accident-and-emergency department. The nearest full 24-hour, consultant-led blue-light A&E is Aberdeen Royal Infirmary (ARI) at Foresterhill in Aberdeen, about 16 miles and roughly 25 to 35 minutes away by road, which serves the whole of the north-east. For a serious emergency the destination is ARI in Aberdeen. Given the distance, this is a genuine point for buyers to weigh, particularly older households. Care across the area is provided by NHS Grampian. As services can be reconfigured and travel times vary, always confirm the current arrangements directly with NHS Grampian.
Buyer insight: checking police.uk by postcode takes two minutes and is worth doing before offering on any property.

Popular parts of Ellon & nearby

Where you buy in Ellon shapes both your budget and your character — from the historic market core by the River Ythan to the many newer estates on the edges of the town and the villages of Formartine. A quick orientation.

The town centre & the Square
The historic market core around the Square and the River Ythan — older terraces, flats and townhouses, walkable and close to the shops, the riverside and the old bridge.
Auchterellon & the western estates
Newer family estates to the west of the town — a lot of modern semi-detached and detached housing, popular with commuters and families near the schools.
The northern & eastern estates
More recent housing on the northern and eastern edges of the town, reflecting Ellon’s rapid growth — modern family homes with easy access to the A90.
Riverside & the Ythan
Homes near the River Ythan and its parks and walks — attractive, but worth a flood check for anything low-lying near the water.
Newburgh & the estuary
The coastal village east of the town at the mouth of the Ythan, by the estuary and the Sands of Forvie — sought-after for its setting; a short drive from Ellon.
Formartine villages
Villages such as Pitmedden, Udny, Methlick and Tarves around the town — more rural, with their own primaries and amenities; check the commute and services.

Local highlights & days out from Ellon

Ellon combines a historic market town, a famous brewery and a beautiful estuary and coast. A few of the best-loved local highlights.

The BrewDog brewery & DogTap
Ellon is the home of BrewDog, whose original brewery, headquarters and DogTap taproom are in the town — a genuine local employer and a popular visitor draw. See brewdog.com.
The Ythan estuary & Sands of Forvie
Downstream at Newburgh, the Ythan estuary and the Sands of Forvie National Nature Reserve are a spectacular expanse of dunes, saltmarsh and sea, famous for seals, terns and eider ducks — a real natural asset. See visitabdn.com.
The River Ythan & the town
The River Ythan runs through the heart of Ellon, with riverside parks, walks and the old bridge — the historic core of this Formartine market town.
Pitmedden Garden & Haddo House
A short drive away, the National Trust for Scotland’s Pitmedden Garden and the grand Haddo House and country park are among the finest attractions in Formartine.
Tolquhon Castle & the country
The romantic ruin of Tolquhon Castle and the rolling Formartine farmland around the town give plenty of history and country walks close by.
Newburgh Beach & the coast
The long sandy beach at Newburgh, at the mouth of the Ythan, is a favourite for walks, wildlife and watching the seals hauled out on the sandbanks.

Sports, leisure & community in Ellon

For a growing town, Ellon offers plenty — a famous brewery, a beautiful estuary and coast, and grand country houses and gardens close by.

The estuary, coast & outdoors

The Ythan estuary and Sands of Forvie, Newburgh beach, and riverside walks along the Ythan give an outdoor life rich in wildlife and scenery on the doorstep.

Heritage & days out

Pitmedden Garden, Haddo House and country park, Tolquhon Castle and the historic market core give history and days out, with the BrewDog brewery a modern draw of its own.

Sport, shops & amenities

A busy town centre with shops and supermarkets, leisure and sports facilities, parks and community life, and Aberdeen about half an hour away for wider shopping and entertainment.

Healthcare & local services in Ellon

Healthcare access in Ellon is an honest point for buyers — GP and community services in the town, but the nearest full 24-hour blue-light A&E in Aberdeen, about 16 miles away.

Hospital & A&E: Ellon has GP practices, a health centre and community services, but it does not have a hospital with a full accident-and-emergency department. The nearest full 24-hour, consultant-led blue-light A&E is Aberdeen Royal Infirmary (ARI) at Foresterhill in Aberdeen, about 16 miles and roughly 25 to 35 minutes away by road, which serves the whole north-east. For a serious emergency the destination is Aberdeen. Given the distance, this is a genuine consideration, particularly for older households. As NHS services can be reconfigured and travel times vary, always confirm the current arrangements directly with NHS Grampian.

The town has GP provision, dentists and pharmacies, and a health centre for local outpatient and community services. For emergency care, however, the full 24-hour blue-light A&E is at Aberdeen Royal Infirmary, about 16 miles away, with NHS Grampian responsible for care across the area. This is an honest point for buyers who want a full A&E close by, though the good A90 road link keeps the journey to around half an hour. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.

Living in Ellon

Day to day, Ellon is a well-served, family-friendly commuter town with a historic core and a lot of modern housing — good schools, plenty of amenities, an easy road commute to Aberdeen, and the River Ythan, estuary and coast on the doorstep. Here is a sense of everyday life.

Ellon has the amenities of a thriving market town — a town centre with shops and supermarkets, primary schools and a modern academy, parks and leisure facilities, a health centre, the BrewDog brewery, and a strong community life — along with the River Ythan running through it and the estuary and coast at Newburgh a short drive away, and Aberdeen about half an hour by road for bigger shopping and services. The big everyday pluses are the schools, the modern housing choice and the easy commute.

Connectivity for working is generally good — superfast and, in much of the town and the newer estates, full-fibre broadband reaches most addresses, so home and hybrid working is very possible, which suits many commuters. The main trade-offs are honest: there is no railway station, so the commute is by road or bus; the nearest full A&E is Aberdeen Royal Infirmary about 16 miles away; and the pace of new-build growth is worth bearing in mind — but for a modern family home, good schools and an easy Aberdeen commute, Ellon has a genuine appeal.

Everyday amenity In Ellon? Nearest / notes
Primary schools Yes (several) Ellon, Auchterellon, Meiklemill and others in the Ellon Academy cluster; check catchment
Secondary schools Yes Ellon Academy — the town’s modern comprehensive secondary (2015 campus)
Further education Nearby North East Scotland College serves the area, with campuses in Aberdeen
GP & hospital Local (health centre) GP provision and a health centre in the town (no full A&E)
Nearest A&E Aberdeen (~16 mi) Aberdeen Royal Infirmary (ARI) — the nearest full 24-hour blue-light A&E
Railway station No Ellon has no railway station; nearest at Dyce and Aberdeen; buses to the city
Shops & centre Yes (town) A market-town centre with shops, supermarkets and services
Green space & coast Yes (abundant) The River Ythan, riverside parks, and the estuary and Sands of Forvie at Newburgh

Working & connectivity in Ellon

More people than ever work from home or hybrid, and that matters even in a commuter town — so it’s worth being realistic about connectivity.

Superfast broadband reaches almost all of Ellon, with gigabit-capable full-fibre now available across much of the town and the newer estates, so home and hybrid working is very possible — which suits many of the town’s commuters. Coverage can still vary by exact address, particularly in older town-centre properties and the surrounding Formartine villages, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.

Connectivity Typical picture
Fixed broadband Superfast almost everywhere; gigabit full-fibre across much of the town — check the exact address
Mobile coverage Generally good in the town; can vary in the surrounding Formartine countryside
Rail for office days None in the town — the nearest stations are Dyce and Aberdeen, about 25–30 minutes away
Road & air A90 dual carriageway to Aberdeen (~25–30 min); Aberdeen International Airport ~25–30 min

Flood risk in Ellon

On flooding, much of Ellon sits above the river, but as a town on the River Ythan it is worth checking, particularly for homes near the river and the low-lying riverside, which has flooded in the past, and for surface-water risk in heavy rain.

Much of the town is lower risk: the streets on higher ground and most of the newer estates sit at lower flood risk, back from the River Ythan.
The River Ythan & the riverside: ground near the River Ythan and the low-lying riverside carry a higher flood-risk consideration (the Ythan has flooded parts of the town in past storms), and surface water can affect parts of the town in heavy rain. Defences and drainage help, but for any home near the river this should be checked, as it can affect insurance.
What to do: for any riverside or low-lying home — and as a sensible check everywhere — check the postcode on SEPA’s Scotland flood-maps service (river, surface-water and coastal risk), review the home report and survey, and confirm buildings insurance (and its cost) before you’re committed.

Cost of living & running a home in Ellon

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) £1,686.04 Aberdeenshire 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
Buildings insurance Varies — check near the river Riverside and low-lying homes can cost more; get a quote and a flood check before committing
Broadband ~£28–£48/mth Superfast almost everywhere; gigabit full-fibre across much of the town — check the address
Land and Buildings Transaction Tax (LBTT) — how it works in Scotland: Scotland does not use Stamp Duty. You pay LBTT to Revenue Scotland, with a main-residential nil-rate band to £145,000 and first-time-buyer relief to £175,000; then 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. An Additional Dwelling Supplement applies to second homes and buy-to-let. At Ellon’s prices many family homes attract some LBTT, while lower-priced flats and terraces may fall under the thresholds. Use the official Revenue Scotland LBTT calculator for an exact figure (the interactive widget above is set up for Scotland).

Financing a home in Ellon

A modern family home in a well-served commuter town, with good schools and an easy Aberdeen commute, is a sensible thing to buy into — a few points on the mortgage side are worth understanding first.

Ellon’s commuter appeal and modern housing are the headline, but the right mortgage and the right checks still matter — from first-time-buyer flats to newer detached family homes. New-build supply, the pace of the town’s growth, exposure to Aberdeen’s energy-linked economy, and any low-lying ground near the River Ythan are all things lenders, surveyors and conveyancers assess carefully, so read the Scottish home report and consider a survey on an older property. Getting the right lender for your circumstances is where good advice pays off.

A whole-of-market approach really helps here. 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. Talk to us →

Conveyancing & the searches to expect in Ellon

A few standard checks are worth their weight when buying in Ellon — especially the Scottish home report, and a flood check for any riverside or low-lying home.

The Scottish home report: in Scotland the seller must provide a Home Report (a single survey, an energy report and a property questionnaire) before marketing — read it carefully, and still consider your own survey on an older or period home, and any specialist report it flags.
River & flood: for any home near the River Ythan or on low-lying riverside ground a flood check (SEPA) with a look at buildings insurance is wise, as river risk can affect cost and cover.
New-build & services: on Ellon’s many new-build estates, check the developer, the roads/services adoption and any factoring charges, and carry out the usual local authority and drainage/water checks. Take your solicitor’s specific advice for the exact property.

History, heritage & famous connections

Ellon grew up at an ancient crossing of the River Ythan and was for centuries the head of the medieval Earldom of Buchan, with the Moot Hill by the river a place of local government in the Middle Ages. It developed as the market town for the fertile farming district of Formartine, with its bridge, mills and cattle markets serving the surrounding countryside, and it retains a historic core around the Square and the river.

In the later 20th and early 21st centuries, the growth of Aberdeen’s oil-and-gas economy and the town’s good road link transformed Ellon into one of the fastest-growing commuter towns in the north-east, with large new housing estates spreading out from the old core. In 2010 the craft brewer BrewDog established its brewery and headquarters in the town, adding a modern chapter to its story. Today Ellon is a well-served market-and-commuter town whose schools, road links, brewery and riverside setting are its genuine assets.

Ellon through the ages

A quick timeline of the moments that shaped the town you would be buying into.

Year Milestone
Medieval Ellon is the head of the Earldom of Buchan, with the Moot Hill by the Ythan a seat of local government; a market town for Formartine grows around the river crossing.
18th–19th C Ellon develops as the market town for the fertile farming district of Formartine, with its bridge, mills and cattle markets.
Late 20th C Aberdeen’s oil-and-gas economy and the good A90 road link drive rapid growth, with large new housing estates and a rising commuter population.
2010 BrewDog establishes its brewery and headquarters in Ellon, later adding the DogTap taproom — a modern local employer and visitor draw.
Today One of the fastest-growing Aberdeen-commuter towns, with a historic core on the Ythan, good schools and the estuary and coast nearby.

Famous connections

A few of the people and stories that put Ellon on the map.

The home of BrewDog

Ellon is the home of BrewDog, the well-known Scottish craft brewer, whose original brewery, headquarters and DogTap taproom are in the town — a genuine local employer and a modern part of Ellon’s identity. See brewdog.com.

The Ythan estuary & Sands of Forvie

Downstream at Newburgh, the Ythan estuary and the Sands of Forvie National Nature Reserve are one of the finest stretches of dune, estuary and coast in the north-east, famous for seals and seabirds.

A historic Formartine market town

Once the head of the Earldom of Buchan, with the Moot Hill by the river, Ellon has long been the market town for the fertile farming district of Formartine, with grand houses like Haddo and Pitmedden nearby.

Looking beyond the mortgage

Buying a home in Ellon is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays 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 — often the most overlooked, and most valuable, cover of all.

That's Family Finance is an FCA-regulated protection adviser — 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 Ellon

Beyond the brochure, a few honest points worth weighing before you commit to buying here.

A popular, well-served commuter town. An easy road commute to Aberdeen (about 25 to 30 minutes up the A90), good schools and a modern academy, plenty of modern family housing, the BrewDog brewery, and the River Ythan, estuary and coast on the doorstep — a genuinely popular family choice.
Mind the lack of a railway and the A&E. Ellon has no railway station, so the commute is by road or bus, and the nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary about 16 miles away rather than in the town — genuine considerations, though the A90 keeps both within about half an hour.
A fast-grown, new-build town. Much of Ellon’s housing is recent estate development, so on a new-build check the developer, adoption and any factoring, and check flood risk near the Ythan — the schools, amenities and commute are the compensation.

Ellon compared with nearby towns

How Ellon sits against the places buyers most often weigh against it — a quick, indicative comparison.

Town Rough average price Station? Character
Ellon ~£180k–£240k No (no railway; A90 to Aberdeen ~25–30 min) A fast-growing Formartine commuter town on the Ythan; home of BrewDog; the estuary and Forvie nearby
Aberdeen ~£180k–£230k Yes (mainline; ARI’s A&E) The Granite City — the region’s hub for work, the airport and the hospital, about half an hour away
Inverurie ~£220k–£270k Yes (Aberdeen–Inverness line, ~24 min) The prosperous Garioch commuter town NW of Aberdeen — dearer, with a railway
Stonehaven ~£200k–£270k Yes (Aberdeen–Dundee line, ~15–20 min) A desirable coastal commuter town south of Aberdeen — dearer, with a railway
Peterhead ~£130k–£165k No (no railway; buses to Aberdeen ~1 hr) Aberdeenshire’s largest town and Europe’s biggest fishing port — more affordable but remote

Pros & cons of living in Ellon

An honest, balanced summary to weigh up.

In its favour To weigh carefully
An easy road commute to Aberdeen (~25–30 min) up the A90 No railway station — the commute is by road or bus
Good schools and a modern academy (2015 campus) Nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary (~16 miles), not in the town
Plenty of modern family housing and new-build choice A lot of recent new-build growth — check developer, adoption and factoring
The BrewDog brewery as a local employer and visitor draw New-build supply and Aberdeen’s energy-linked market are worth watching
The River Ythan, estuary and Sands of Forvie on the doorstep Riverside and low-lying homes need a flood check near the Ythan
A simple Scottish council-tax bill — no police, fire or community precept Scottish Water is a separate charge added to the same bill (~£652 at Band D)

Villages & areas around Ellon

Many buyers who love Ellon look just outside it too — a quick guide.

Newburgh
The coastal village east of the town at the mouth of the Ythan, by the estuary and the Sands of Forvie.
Pitmedden
A village west of Ellon, famous for the National Trust for Scotland’s Pitmedden Garden.
Udny Green
A pretty conservation village south-west of the town, with its own primary and the round Udny Mort House.
Methlick
A Formartine village north-west of Ellon, near Haddo House and country park.
Tarves
A village west of the town, near Tolquhon Castle and Haddo.
Balmedie
A coastal commuter village south towards Aberdeen, with a country park and long beach.

Who tends to move to Ellon?

Understanding your fellow buyers helps you read the market and pitch an offer.

Aberdeen commuters

People who want a modern home and an easy road commute to Aberdeen — about 25 to 30 minutes up the A90, using the AWPR bypass — for work in energy, healthcare, the university and the city’s services.

Families

Families drawn to a modern academy and good primaries, plenty of newer family housing, parks and amenities, and the estuary and coast nearby — a genuinely popular family town.

First-time buyers & investors

People wanting newer estate homes or town-centre flats at the more accessible end, and investors drawn to strong commuter and BrewDog-linked rental demand — with LBTT relief helping many buyers.

What your money buys in Ellon

A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.

Around £95,000–£150,000
A town-centre flat or smaller terrace — the most accessible way into the market, popular with first-time buyers and investors.
Around £150,000–£270,000
A terrace, a semi or a newer detached family home on the estates — the heart of the Ellon market, popular with commuters and families.
£270,000 and above
A larger, newer or country home near the town — the top of the local market.

Your move to Ellon, 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 — Aberdeenshire’s Band D is £1,686.04 — the separate Scottish Water charge of about £652 at Band D, insurance, and any LBTT, which many Ellon family homes will attract), and get a mortgage in principle so you can move quickly.

2. Do your homework on the property

Read the Scottish home report, check flood risk for any riverside home, check the new-build developer, adoption and factoring on an estate home, check the school catchment, and be realistic about the road commute — before you fall in love.

3. Line up the right people

A whole-of-market 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 Ellon?

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 a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.

Review my options →

In summary: buying in Ellon

If you are weighing up a move to the town, here is the honest bottom line.

What you gain
A modern family home in a fast-growing, well-served Aberdeen-commuter town — with good road links up the A90, a modern academy and good schools, plenty of new-build choice, the BrewDog brewery, and the River Ythan, estuary and Sands of Forvie on the doorstep.
What to plan for
That Ellon has no railway station (the commute is by road or bus), that the nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary about 16 miles away rather than in the town, that much of the housing is recent new-build (check developer, adoption and factoring), and the separate Scottish Water charge on the bill. (Council tax is Aberdeenshire’s own Band D of £1,686.04 with no police, fire or community precept; Scotland has 8 bands A–H; confirm your band.)
How we help
We introduce you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances — and we set your protection up properly alongside it.

Quick tips before you buy in Ellon

  • Enjoy the town — the historic Square and river, the BrewDog brewery, the Ythan estuary and Sands of Forvie, and the beach at Newburgh.
  • Understand the transport — Ellon has no railway station, so the commute is by road or bus; the A90 reaches Aberdeen in about 25–30 minutes.
  • Note the value — Ellon is a mid-priced commuter town, dearer than the Buchan ports but generally cheaper than Stonehaven or Deeside.
  • Confirm the council tax and band — Band D is £1,686.04 for 2026/27 (Aberdeenshire’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.
  • Remember the A&E point — there is no A&E in the town; the nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary, about 16 miles away.
  • For schools, note Education-Scotland reports have no single grade — check catchment for Ellon Academy and the primaries.
  • On a new-build estate, check the developer, the roads/services adoption and any factoring charges before you commit.
  • For any riverside or low-lying home, get a flood check (SEPA), check insurance, and read the Scottish home report carefully.
  • Use the Revenue Scotland LBTT calculator for your purchase-tax figure, not an England Stamp Duty tool.
  • Explore the coast — Newburgh, the Ythan estuary and the Sands of Forvie — to get a feel for the area.
  • 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 buyers.
  • Take your solicitor’s advice on the home report, flood, boundary and standard searches.

Nearby areas worth considering

If you are weighing Ellon against the surrounding area, these are the places buyers most often compare.

Aberdeen

The Granite City about 16 miles and half an hour to the south — the region’s hub for work, the airport, the railway and Aberdeen Royal Infirmary’s A&E.

Peterhead

Aberdeenshire’s largest town and Europe’s biggest fishing port, about 25 to 30 minutes north on the A90 — far more affordable, but remote.

Inverurie

The prosperous Garioch commuter town north-west of Aberdeen, about half an hour away — dearer, with a railway on the Aberdeen–Inverness line.

Stonehaven

A desirable coastal commuter town south of Aberdeen, about 50 minutes away — dearer, with its own railway station and Dunnottar Castle.

Fraserburgh

The other big Buchan fishing port at the north-east tip — very affordable, with the Museum of Scottish Lighthouses.

Dundee

The city on the Tay to the south, a couple of hours down the A90 — for wider services and the rail network.

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 →

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Frequently asked questions

Is Ellon a good place to live?
Yes — Ellon (AB41) is one of the most popular commuter towns in Aberdeenshire, about 16 miles and 25 to 30 minutes north of Aberdeen up the A90. It has grown quickly, with large new housing estates drawing families and commuters, while keeping a historic market-town core on the River Ythan. It has good schools, a modern academy, plenty of amenities, the BrewDog brewery as a local employer, and the Ythan estuary and Sands of Forvie nature reserve on the doorstep. The things to weigh honestly are that Ellon has no railway station (the commute is by road or bus), and that the nearest full 24-hour blue-light A&E is Aberdeen Royal Infirmary rather than in the town.
How much are houses in Ellon?
Ellon is a mid-priced Aberdeenshire commuter town — dearer than the Buchan fishing ports but generally more affordable than Stonehaven or Deeside. Overall averages are often in the region of £180,000 to £240,000, with town-centre flats and older terraces the most accessible ways in (frequently from around £110,000–£160,000), while the many newer detached and semi-detached family homes on the estates make up much of the market. Because the Scottish LBTT nil-rate band runs to £145,000 (first-time buyers to £175,000), lower-priced homes may attract little or no purchase tax, but many family homes will. Always verify current prices via Registers of Scotland or independent valuation advice.
Is Ellon home to BrewDog?
Yes — Ellon is the home of BrewDog, the well-known Scottish craft brewer, whose original brewery and headquarters are in the town, along with its DogTap taproom and visitor experience. BrewDog is one of Ellon’s most recognisable local employers and has helped put the town on the map, drawing visitors to the brewery. It is a genuine part of Ellon’s modern identity, alongside the town’s historic market-town roots on the River Ythan.
How far is Ellon from Aberdeen?
About 16 miles north of Aberdeen, roughly 25 to 30 minutes by road down the A90 dual carriageway, using the AWPR bypass around the city, with frequent buses too. Importantly, Ellon has no railway station — the nearest stations are at Dyce (on the edge of Aberdeen, on the Aberdeen–Inverness line) and in Aberdeen itself — so unlike Stonehaven or Inverurie there is no train from the town. Aberdeen International Airport at Dyce is around 25 to 30 minutes by road. The good road link is a big part of why Ellon works so well as a commuter town, but the lack of a railway is a genuine consideration for anyone who wants a rail commute.
Does Ellon have a hospital with A&E?
Ellon has GP practices, a health centre and community services, but it does not have a hospital with a full accident-and-emergency department. The nearest full 24-hour, consultant-led blue-light A&E is Aberdeen Royal Infirmary (ARI) at Foresterhill in Aberdeen, about 16 miles and roughly 25 to 35 minutes away by road, which serves the whole north-east. For a serious emergency the destination is Aberdeen. Given the distance, this is a genuine point for buyers to weigh; always confirm current arrangements with NHS Grampian.
Does Ellon have good schools?
Schools in Scotland are inspected by Education Scotland (His Majesty’s Inspectorate of Education), not Ofsted, and reports use quality indicators rather than a single overall grade — so read each report in full. Scotland is comprehensive, with no selective grammar schools. Ellon is served by Ellon Academy, a six-year comprehensive on a modern community campus opened in 2015, and a cluster of primaries including Ellon, Auchterellon and Meiklemill. Confirm catchment and placing requests with Aberdeenshire Council, and read reports at education.gov.scot.
What salary do you need to buy in Ellon?
Using 4.5x income as a rough guide: a home around £210,000 might imply a household income in the region of £47,000, with town-centre flats needing considerably less and larger detached homes more — before your deposit. Ellon is a mid-priced commuter town. We can introduce you to an FCA-regulated mortgage adviser to look at your specific numbers. Get in touch →
How much is stamp duty on an Ellon property?
In Scotland you do not pay Stamp Duty — you pay Land and Buildings Transaction Tax (LBTT) to Revenue Scotland. The main-residential nil-rate band runs to £145,000, with first-time-buyer relief to £175,000; above that, 2% applies to £250,000, 5% to £325,000, 10% to £750,000 and 12% beyond, with an Additional Dwelling Supplement on second homes and buy-to-let. At Ellon’s prices many family homes attract some LBTT, while lower-priced flats and terraces may fall under the thresholds. Use the Revenue Scotland LBTT calculator for an exact figure.
How much is council tax in Ellon?
Ellon is in Aberdeenshire, a Scottish unitary council, and a Scottish bill is simpler than an English one: the police and fire services are funded by the Scottish Government, not council tax, so there is no police or fire precept, and community councils do not levy a precept either. So your Band D is simply Aberdeenshire Council’s own set charge — £1,686.04 for 2026/27 (a 10% rise agreed in February 2026). Scotland uses eight bands (A–H); Band A is £1,124.03 and Band A × 1.5 = Band D exactly. Remember Scottish Water bills water and waste water separately on the same notice (about £652 at Band D for 2026/27). Confirm your band with aberdeenshire.gov.uk and the Scottish Assessors.
Which police and fire services cover Ellon?
Ellon is covered by Police Scotland (the single national force) and the Scottish Fire and Rescue Service (the single national fire service), each with a presence in the town. Both are funded by the Scottish Government rather than through a council-tax precept, so — unlike an English bill — there is no police or fire line on your council tax. For crime information see scotland.police.uk; for fire-safety advice, the Scottish Fire and Rescue Service.
Is Ellon a safe place to live?
Ellon is generally regarded as a safe, family-friendly town, though crime varies by area and street, as anywhere. The best guide is the live data for a specific area — check scotland.police.uk before you offer on a property.
What is there to do in Ellon?
Visiting the BrewDog brewery and DogTap, walking by the River Ythan and the historic Square, exploring the Ythan estuary and Sands of Forvie at Newburgh with its seals and seabirds, and days out to Pitmedden Garden, Haddo House and country park and Tolquhon Castle — with Aberdeen about half an hour away for wider shopping and entertainment.
What is broadband like in Ellon?
Superfast broadband reaches almost all of Ellon, with gigabit-capable full-fibre now available across much of the town and the newer estates, so it is well suited to home and hybrid working — which suits many of the town’s commuters. Coverage can still vary by exact address, particularly in older town-centre properties and the surrounding Formartine villages, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
Is Ellon good for families?
Yes — it is a genuinely popular family town, with a modern academy and good primaries, plenty of newer family housing, parks and amenities, and the estuary and coast nearby; the main things to weigh are the lack of a railway station, the nearest full A&E being in Aberdeen about 16 miles away, and reading Education Scotland’s narrative reports rather than looking for a single grade — so plan and check carefully.
Is Ellon good for commuters?
Yes, by road. Ellon is about 16 miles and 25 to 30 minutes from Aberdeen up the A90 dual carriageway, using the AWPR bypass, with frequent buses too — an easy road commute that has driven the town’s growth. The one caveat is that Ellon has no railway station, so a rail commute is not possible from the town; the nearest stations are Dyce and Aberdeen. Weigh whether a road or bus commute suits you.
What searches should I expect when buying in Ellon?
You will read the seller’s Scottish Home Report, and your solicitor will carry out the usual local authority and drainage/water checks. For any riverside or low-lying home a flood check (SEPA) with a look at insurance is sensible, and on one of Ellon’s many new-build estates check the developer, the roads/services adoption and any factoring charges. Take your solicitor’s advice for the specific property.
Is flooding a problem in Ellon?
Mostly the streets on higher ground and most estates sit at lower risk, but it should be checked for homes near the River Ythan and the low-lying riverside, and for surface water in heavy rain — the Ythan has flooded parts of the town in past storms, and river risk can affect insurance. For any home near water, check the exact postcode on SEPA’s Scotland flood-maps service and confirm buildings insurance before committing.
How do I get started with a mortgage for Ellon?
The simplest first step is a no-obligation chat about your budget and plans. That’s Family Finance is an FCA-regulated protection adviser and we introduce you to carefully selected, FCA-regulated mortgage advisers who search across lenders — with your protection reviewed alongside it. Get in touch →
Can existing homeowners in Ellon benefit from a mortgage review?
Yes — it’s often worth reviewing your mortgage before a deal ends rather than rolling onto a lender’s standard variable rate, which is frequently more expensive. We can introduce you to an FCA-regulated, whole-of-market mortgage adviser to check whether a better deal is available.

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Written by Ben Tomlin, Financial Adviser · FCA No. 1038034 · Last reviewed July 2026

That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.

Transport information is approximate and can change; Ellon has no railway station — the nearest railway stations are at Dyce, on the edge of Aberdeen (on the Aberdeen–Inverness line), and in Aberdeen itself, both about 25 to 30 minutes away by road; by road the A90 dual carriageway runs south to Aberdeen (about 25 to 30 minutes, using the AWPR bypass) and north to Peterhead, with Aberdeen International Airport at Dyce about 25 to 30 minutes to the south-west — always verify current timetables at travelinescotland.com before travelling. School information: schools in Scotland are inspected by Education Scotland / His Majesty’s Inspectorate of Education (education.gov.scot), not Ofsted, and inspection reports use quality indicators under “How good is our school?” rather than a single overall grade; Scotland is comprehensive, with no selective grammar schools, so an “Academy” is a normal non-selective state secondary; Ellon is served by Ellon Academy (on a modern community campus opened in 2015) and a cluster of primary schools (including Ellon, Auchterellon and Meiklemill), with North East Scotland College serving the wider area — confirm catchment and placing requests with each school and Aberdeenshire Council and read the latest reports. Healthcare: Ellon has GP practices, a health centre and community services but no hospital with a full accident-and-emergency department; the nearest full 24-hour, consultant-led blue-light Accident & Emergency department is Aberdeen Royal Infirmary (ARI) at Foresterhill in Aberdeen, about 16 miles and roughly 25 to 35 minutes away, which serves the whole north-east; NHS services can be reconfigured and travel times vary, so always verify current arrangements with NHS Grampian. References to the BrewDog brewery, the River Ythan, the Ythan estuary and the Sands of Forvie, Pitmedden Garden, Haddo House and Tolquhon Castle are for context. Crime information is general — check current data at scotland.police.uk; Ellon is policed by Police Scotland, the single national force, funded by the Scottish Government rather than a council-tax precept. Flood-risk: most of Ellon sits on higher ground at lower flood risk, but ground near the River Ythan and the low-lying riverside carry a higher river flood risk (the Ythan has flooded parts of the town in past storms), and surface water in heavy rain can affect parts of the town; defences and drainage help but do not remove risk, and flooding can affect insurance; always check the exact postcode at SEPA (sepa.org.uk) and confirm buildings insurance availability and cost before committing. Council tax: Ellon is in Aberdeenshire, a Scottish unitary council; in Scotland the police and fire services are funded by the Scottish Government, not council tax, so there is no police or fire precept, and community councils do not levy a precept, so the Band D figure is simply Aberdeenshire Council’s own set charge — £1,686.04 for 2026/27 (a 10% rise agreed in February 2026); Scotland uses eight council-tax bands (A–H) on 1991 values, with bands A–D scaling as 6/9, 7/9, 8/9 and 9/9 of Band D (Band A £1,124.03, and Band A × 1.5 = Band D exactly) and bands E–H using the higher Scottish multipliers (Band E £2,215.27, F £2,739.82, G £3,301.83, H £4,130.80) — confirm your exact band with Aberdeenshire Council and the Scottish Assessors. Water and waste water are provided by Scottish Water and billed alongside council tax on the same notice but as a separate charge (about £652.32 at Band D for 2026/27 — water £301.95 plus waste water £350.37 — making a total mains Band D bill of about £2,338.36); these are not part of the council-tax figure. Property purchase tax in Scotland is Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland, not Stamp Duty; the main-residential nil-rate band runs to £145,000 with first-time-buyer relief to £175,000, and an Additional Dwelling Supplement applies to second homes and buy-to-let; use the Revenue Scotland LBTT calculator (revenue.scot) for an exact figure. Property prices are indicative and based on recent public sold-price data — Ellon is an AB41 town where averages are often around £180,000 to £240,000 with larger homes beyond, with a wide range by property and area; verify current values via Registers of Scotland or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. LBTT figures should be verified using the official Revenue Scotland calculator.

The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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That’s Family Finance — Ellon Property & Mortgage Guide. That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers. Written by Ben Tomlin, Financial Adviser · FCA No. 1038034. This guide is for information only and is not financial or mortgage advice. Figures change — always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them.