A buyer’s guide to Kirkwall, 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 Kirkwall
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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We do not arrange mortgages ourselves, we introduce you to carefully selected, FCA-regulated mortgage advisers.
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 Kirkwall
Whether you’re buying your first home in Kirkwall, remortgaging, upsizing or simply researching the capital of Orkney, the town of St Magnus Cathedral, the “Light in the North”, with the Bishop’s and Earl’s Palaces, the Highland Park and Scapa distilleries, a busy harbour with the NorthLink ferry to Aberdeen and an airport flying to the mainland, this guide covers what buyers and homeowners in Kirkwall actually want to know.
Quick answers about Kirkwall
Click any question to expand the full detail and sources.
Is Kirkwall a good place to live?⌄
Yes, a safe, characterful island capital, if you accept island life.
Is Kirkwall expensive to buy in?⌄
Broadly affordable homes, but island living costs more.
How do you get to and from Kirkwall?⌄
NorthLink ferry to Aberdeen and flights from Kirkwall Airport.
What is Kirkwall known for?⌄
St Magnus Cathedral, Highland Park whisky & Norse heritage.
Does Kirkwall have a hospital with A&E?⌄
Yes, the Balfour Hospital; major cases flown to the mainland.
Is Kirkwall right for you?
Every town suits some buyers better than others. Here is how Kirkwall rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| Island-life seekers & returners | ★★★★★ | A safe, close-knit island capital with genuine Norse heritage, St Magnus Cathedral, low crime and the outdoors, for people who want this life, it is one of the best places in Scotland to have it. |
| Public-service & key workers | ★★★★☆ | Orkney’s council, NHS Orkney, the harbour, schools and renewables (EMEC) are significant employers, and Kirkwall is the natural base, steady demand from those relocating for island jobs. |
| First-time buyers | ★★★☆☆ | Older town-centre flats and terraces are the most accessible way in, and LBTT relief (£175,000 for first-time buyers) means many pay no purchase tax, though choice is limited and island living costs more. |
| Families | ★★★★☆ | A safe town with Education-Scotland primaries and Kirkwall Grammar School (a normal comprehensive), a swimming pool and leisure centre and the outdoors, weigh the air-ambulance point for serious illness and the mainland distance for specialist services. |
| Downsizers & retirees | ★★★☆☆ | A walkable, friendly town with the cathedral, harbour and a new hospital with an emergency department, but think hard about mainland medical access and family distance before a later-life island move. |
An honest, at-a-glance summary of what Kirkwall does brilliantly, and what to weigh carefully, before you commit.
Kirkwall at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | Orkney (Scottish unitary): Orkney Islands Council |
| Community council | Kirkwall has a community council but it does NOT levy a precept. Band D is Orkney Islands Council’s own charge |
| Nation | Scotland, 8 council-tax bands (A–H); schools inspected by HM Inspectorate of Education; police = Police Scotland |
| Postcode district | KW15 |
| Approx. character | The capital of Orkney, a Norse cathedral town and harbour, safe, characterful and remote |
| Average house price | Broadly moderate for Scotland, often around £180,000–£220,000; larger and rural homes beyond; sources vary |
| Getting there | NorthLink ferry Kirkwall–Aberdeen (~6 hrs) & Lerwick; Kirkwall Airport to Aberdeen, Inverness, Edinburgh & Glasgow |
| Nearest A&E | The Balfour Hospital, Kirkwall (emergency department, opened 2019); serious/major cases flown to Aberdeen (ARI) or Inverness (Raigmore) |
| Schools | Education-Scotland inspected (no single grade); comprehensive; Kirkwall Grammar School is a normal non-selective secondary |
| Known for | St Magnus Cathedral (“the Light in the North”), Highland Park whisky & Norse heritage |
| Population | About 10,000 (town), Orkney’s largest settlement and only sizeable town |
| Roads & sea | The A960/A965 on Mainland Orkney; the harbour and airport are the real links to the wider world |
| Water & sewerage | Scottish Water (billed alongside council tax but a separate charge; many rural homes are on private supplies/septic) |
| Council tax (Band D) | £1,669.07 for 2026/27 (Orkney Islands Council’s own charge; no police, fire or community precept), confirm your band |
Property prices & council tax in Kirkwall
Kirkwall is broadly moderate for Scotland, reflecting its island location, its mix of historic town-centre stock and newer housing, and limited supply. It offers older stone flats, terraces and townhouses in and around the harbour and cathedral (frequently the most accessible way in), semi-detached and modern family homes on the town’s edges, and larger detached and rural/croft properties in the wider West Mainland and East Mainland. Published figures vary widely by property and area, and choice at any moment is limited, 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 & smaller town homes | Indicatively around £110,000–£160,000 | First-time buyers; the most accessible ways in |
| Terraced & townhouses | Indicatively around £150,000–£210,000 | First-time buyers; smaller families |
| Semi-detached & modern family homes | Indicatively around £190,000–£270,000 | Growing families; relocators for island jobs |
| Kirkwall / Orkney average | Broadly moderate, often around £180,000–£220,000 (verify per property) | A broad benchmark for the town and islands |
| Detached, rural & croft homes | Indicatively £260,000–£500,000+ | Buyers wanting land, a rural setting or a croft (verify tenure) |
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.
£150,000
Flat / smaller home
~£33,000
household income (guide)
£200,000
Town benchmark
~£44,000
household income (guide)
£300,000
Detached / rural home (indicative)
~£67,000
household income (guide)
Kirkwall affordability & Land and Buildings Transaction Tax calculator
A quick, no-obligation way to see roughly what you could borrow in Kirkwall 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 Kirkwall property market in depth
Kirkwall offers the most active market in Orkney, historic harbour and cathedral-quarter flats and townhouses, terraces, modern family homes on the edges and larger rural and croft properties across the Mainland, with island character, safety and steady demand from returners, relocators and island workers, tempered by limited supply.
| Property type | What to expect | Typical guide |
|---|---|---|
| Flats & smaller town homes | The most accessible way in; popular with first-time buyers and relocators. | £110,000–£160,000 |
| Terraced & townhouses | Historic harbour, cathedral-quarter and town-centre stone homes. | £150,000–£210,000 |
| Semi-detached & modern family homes | Newer homes on the town’s edges, popular with families and island-job relocators. | £190,000–£270,000 |
| Detached, rural & croft homes | Larger homes, land and croft properties across the Mainland, the top of the local market. | £260,000–£500,000+ |
Kirkwall’s appeal, a safe, characterful island capital with genuine heritage and a strong community, keeps its market steady, from first-time-buyer flats to larger rural and croft homes, but supply is limited and the right property can take patience to find.
That island setting is the headline, but the right mortgage and the right checks still matter. Older stone and harbour-side properties, exposure to wind and salt air, private water supplies and septic tanks on rural homes, and croft tenure are all things lenders, surveyors and conveyancers assess carefully, and some lenders are more comfortable with island and croft properties than others. A mortgage adviser helps you match the right lender to an Orkney purchase, the kind of introduction we can arrange.
What makes Kirkwall so popular?
Kirkwall’s appeal is a safe, characterful island capital, St Magnus Cathedral and Norse heritage, a working harbour and distilleries, and Orkney’s world-class archaeology and outdoors on the doorstep.
St Magnus Cathedral & the Norse town
St Magnus Cathedral, the red-sandstone “Light in the North”, founded 1137, with the Bishop’s and Earl’s Palaces, the Orkney Museum and the medieval and Norse heart of the town.
Whisky, harbour & working town
Highland Park (the world’s most northerly distillery) and Scapa, the busy harbour with the NorthLink ferry, and a genuine working island capital, services, shops and the airport all here.
Heritage, festivals & the outdoors
The twice-yearly Ba’ street-football, the summer St Magnus Festival, Orkney’s world-class archaeology across the Mainland, and sea, cliffs and big skies for the outdoors.
Transport & commuting from Kirkwall
Transport in Kirkwall is defined by the sea and the air, the NorthLink ferry to Aberdeen and Kirkwall Airport to the mainland cities. These indicative times are a starting point, always verify current timetables before relying on a specific journey, and remember weather can disrupt sailings and flights.
| Route | Approx. time | Notes |
|---|---|---|
| Kirkwall → Aberdeen (NorthLink ferry) | ~6 hrs (overnight) | The main sea link to the Scottish mainland, from Kirkwall harbour |
| Kirkwall → Aberdeen (flight) | ~1 hr | Loganair from Kirkwall Airport, the fastest link to the mainland |
| Kirkwall → Inverness (flight) | ~45 min | Loganair from Kirkwall Airport, for the Highland capital and Raigmore Hospital |
| Kirkwall → Edinburgh / Glasgow (flight) | ~1h15–1h30 | Loganair from Kirkwall Airport, the central-belt cities |
| Kirkwall → Lerwick, Shetland (NorthLink ferry) | ~5.5 hrs | The onward sea link to Shetland |
| Kirkwall → Stromness | ~20 min drive | West across Mainland Orkney on the A965, for the Scrabster ferry & the Neolithic sites |
| Kirkwall → St Margaret’s Hope | ~25–30 min drive | South over the Churchill Barriers on the A961, for the Gills Bay ferry |
| Kirkwall → the inter-island flights & ferries | From the airport & harbour | To Westray, Sanday, Stronsay and the other isles (including the world’s shortest scheduled flight) |
Getting around Kirkwall
Day-to-day mobility here is worth thinking through, the practical picture.
By sea
The NorthLink ferry runs from Kirkwall harbour to Aberdeen (~6 hours, overnight) and to Lerwick in Shetland; the shorter Pentland Firth crossings run from Stromness and St Margaret’s Hope. Inter-island ferries reach the other isles.
By air
Kirkwall Airport, just outside the town, flies to Aberdeen, Inverness, Edinburgh and Glasgow with Loganair, plus the inter-island flights, the fastest link to the mainland, weather permitting.
By car
A car is genuinely useful on Mainland Orkney, the A965 west to Stromness and the A961 south over the Churchill Barriers, for getting around the island and reaching the ferries and airport.
By bus
Kirkwall has local and island bus services linking the town with Stromness, St Margaret’s Hope and the wider Mainland, check current routes and frequencies.
On foot & by bike
The compact town centre, the cathedral, the harbour and the shops are very walkable, and Orkney’s quiet roads and big landscapes suit cycling for the confident.
For the mainland
Plan around the ferry and flight timetables, and build in weather margin, especially in winter, when sailings and flights can be disrupted.
Schools in Kirkwall
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. Scotland is comprehensive, with no selective grammar schools; despite its name, Kirkwall Grammar School is a normal non-selective state secondary. Orkney’s heritage is Norse and Orcadian, the local dialect is Insular Scots (Orcadian), not Gaelic, so, unlike parts of the Highlands and Western Isles, Gaelic-medium education is not a feature here. Kirkwall has Education-Scotland-inspected primaries and its main secondary; because catchments and placing requests matter, confirm the current position directly with Orkney Islands Council.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Kirkwall Grammar School | Secondary (state, comprehensive, non-selective) | HM Inspectorate of Education report | Orkney’s largest secondary, serving Kirkwall and much of the Mainland from a modern campus, despite the “Grammar” name it is a normal non-selective comprehensive; Education-Scotland inspected, with no single overall grade, so read the latest report and check catchment. |
| Papdale Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | One of the largest primaries in Orkney, serving Kirkwall, Education-Scotland inspected; confirm the current catchment and read the latest report. |
| Glaitness Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | A Kirkwall primary serving the town, Education-Scotland inspected; check the current catchment and read the latest report. |
| St Andrews Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | A primary serving the East Mainland just outside Kirkwall, Education-Scotland inspected; confirm the catchment and read the report in full. |
| Orkney College UHI | Further & higher education (college) | Orkney College UHI | Orkney College, part of the University of the Highlands and Islands, offers further and higher education in Kirkwall, including renewables and marine-energy links (EMEC), a genuine local option beyond school age. |
Map, Police & Fire Services in Kirkwall
A useful local guide should show the practical services buyers actually check, policing, fire cover, emergency healthcare and the local crime context for Kirkwall.
Popular parts of Kirkwall & nearby
Where you buy in and around Kirkwall shapes both your budget and your character, from the historic harbour and cathedral quarter to the town’s newer edges and the wider Mainland. A quick orientation.
Local highlights & days out from Kirkwall
Kirkwall packs a Norse cathedral, two distilleries and a working harbour into one small island capital, with Orkney’s world-class archaeology all around. A few of the best-loved local highlights.
Sports, leisure & community in Kirkwall
For a small island capital, Kirkwall offers a lot, heritage, distilleries, a leisure centre and pool, and Orkney’s archaeology and coast all around.
Heritage & culture
St Magnus Cathedral, the Bishop’s and Earl’s Palaces, the Orkney Museum and the distilleries give history and culture on the doorstep, with the St Magnus Festival and the Ba’ as living Orcadian traditions.
The outdoors & the sea
Orkney’s coast, cliffs, beaches and big skies, the Neolithic sites of the West Mainland, sea kayaking, diving on the Scapa Flow wrecks and birdwatching, a genuinely outdoor place.
Sport, shops & community
The Pickaquoy Centre (leisure, pool and events), local shops and supermarkets, sports clubs and a strong community life, with Kirkwall the natural centre of island events and services.
Healthcare & local services in Kirkwall
Healthcare access in Kirkwall is good for an island of its size, a modern hospital with an emergency department in the town, but it is important to be honest about the remote-island reality for serious illness.
Kirkwall has GP provision, dentists and pharmacies, and in the Balfour Hospital a modern base for a wide range of island services, an emergency department and a maternity unit. For the most serious or specialist care, however, patients are transferred to the mainland, usually by air ambulance to Aberdeen or Inverness, with NHS Orkney responsible for care across the islands. This is an honest and important point for buyers, especially those with ongoing medical needs or planning a later-life move. GP and dental registration availability changes over time, so always check directly with a practice about its current position before relying on it for a move.
Living in Kirkwall
Day to day, Kirkwall is a safe, characterful island capital, real heritage, a working harbour, schools, a hospital and an airport, with the trade-offs of remoteness. Here is a sense of everyday life.
Kirkwall has the amenities of a small island capital, a compact town centre with independent shops, supermarkets and the harbour, St Magnus Cathedral and the Orkney Museum, primary schools and Kirkwall Grammar School, Orkney College UHI, the Pickaquoy leisure centre and pool, the Balfour Hospital with its emergency department, and a strong community, along with Orkney’s world-class archaeology, coast and outdoors all around, and the airport and harbour for the wider world. The big everyday pluses are the safety, the community and the sense of place.
Connectivity for working is generally good in the town, superfast broadband and, increasingly, full-fibre reach much of Kirkwall, and Orkney has invested in digital links, so home and hybrid working is very possible. The main trade-offs are honest: you depend on the NorthLink ferry to Aberdeen and flights for the mainland, serious medical cases are flown to Aberdeen or Inverness, some goods, fuel and building work cost more, and the winter weather and darkness are real. But for people who genuinely want island life, Kirkwall offers it with more services and character than almost anywhere else in the far north.
| Everyday amenity | In Kirkwall? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | Papdale, Glaitness and nearby primaries; check catchment |
| Secondary school | Yes | Kirkwall Grammar School, Orkney’s main secondary (a normal comprehensive) |
| Further education | Yes | Orkney College UHI, part of the University of the Highlands and Islands |
| GP & hospital | Yes (in town) | GP provision and the Balfour Hospital with an emergency department (opened 2019) |
| Nearest major A&E | Aberdeen / Inverness (by air) | Serious/major cases air-ambulanced to Aberdeen Royal Infirmary or Raigmore, Inverness |
| Ferry & air | Yes (the key links) | NorthLink ferry Kirkwall–Aberdeen & Lerwick; Kirkwall Airport to the mainland cities |
| Shops & centre | Yes (island capital) | Kirkwall town centre, supermarkets and the harbour, Orkney’s main shopping |
| Green & open space | Yes (abundant) | Orkney’s coast, cliffs, beaches, Neolithic sites and big skies all around |
Working & connectivity in Kirkwall
Superfast broadband reaches much of Kirkwall, with full-fibre now available in parts of the town and Orkney having invested in digital connectivity, so home and hybrid working is very possible from the island capital, a genuine enabler for people relocating to Orkney. Coverage is stronger in the town than in the remoter parts of the Mainland and the outer isles, and mobile signal can vary with the landscape and weather, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast across much of Kirkwall; full-fibre in parts of the town, check the exact address |
| Mobile coverage | Generally usable in the town; can vary across the Mainland, the isles and in weather |
| Air for the mainland | Kirkwall Airport to Aberdeen, Inverness, Edinburgh & Glasgow (Loganair) |
| Sea for the mainland | NorthLink ferry Kirkwall–Aberdeen (~6 hrs) & Lerwick; Pentland Firth crossings from Stromness & St Margaret’s Hope |
Check broadband before you make an offer in Kirkwall
Broadband speeds can vary street by street in Kirkwall, 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 Kirkwall
On flooding, Kirkwall is mostly a coastal-and-weather question, much of the town sits just above the harbour, so it is worth checking, particularly for homes near the shore and for surface-water and coastal risk in the big Atlantic storms.
Cost of living & running a home in Kirkwall
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) | £1,669.07 | Orkney Islands 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/yr | Water & waste water billed alongside council tax but a separate Scottish Water charge, reduced or nil for the many Orkney homes on private supplies/septic |
| Buildings insurance | Varies, check exposure | Coastal, wind-exposed and older stone homes can cost more; get a quote and a flood check before committing |
| Broadband | ~£28–£48/mth | Superfast across much of the town, full-fibre in parts, check the exact address |
Financing a home in Kirkwall
A safe, characterful island capital is a rewarding thing to buy into, a few points on the mortgage side are worth understanding first, because island and older-stone property has its own considerations.
Kirkwall’s character and community are the headline, but the right mortgage and the right checks still matter, from first-time-buyer flats to larger rural and croft homes. Older stone and harbour-side properties, exposure to wind and salt air, private water supplies and septic tanks on rural homes, croft tenure, and any coastal or low-lying ground are all things lenders, surveyors and conveyancers assess carefully, so a survey on an older property, checks on water/drainage and, for a croft, careful conveyancing are wise, alongside the Scottish home report. Some lenders are more comfortable with island and croft property than others, so 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, including island and croft purchases, 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 Kirkwall
A few standard checks are worth their weight when buying in Kirkwall, especially the Scottish home report, water and drainage on rural homes, and croft tenure where it applies.
History, heritage & famous connections
Kirkwall’s story is a Norse one. The town grew around a church and a trading shore under the Norse earls of Orkney, and its name comes from the Old Norse for “church bay”. In 1137 Earl Rognvald began building St Magnus Cathedral in memory of his uncle, Earl Magnus, and the great red-sandstone church, still the heart of the town, made Kirkwall the ecclesiastical and civic capital of the islands. Orkney was ruled from Norway and Denmark until 1468, when it was pledged to Scotland as part of a royal dowry, and the Norse inheritance still runs deep in the dialect, the place-names and the culture.
In later centuries Kirkwall was a trading and harbour town, its wealth tied to the sea, fishing, farming and the merchant trade, and in the 19th century to whisky at Highland Park and Scapa. The two World Wars brought Scapa Flow to the world’s attention as a great naval anchorage, and the Churchill Barriers to the south. Today Kirkwall is a working island capital whose economy blends farming and fishing, public services, tourism and cruise, and a growing marine-renewables sector centred on the European Marine Energy Centre (EMEC), a small town with a very long history.
Kirkwall through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| 1137 | Earl Rognvald begins St Magnus Cathedral in Kirkwall in memory of Earl Magnus, the town’s defining landmark. |
| 12th–15th C | Kirkwall grows as the Norse ecclesiastical and civic capital of Orkney, under the earls and bishops. |
| 1468 | Orkney is pledged to Scotland as part of a royal dowry, ending Norse/Danish rule, the Norse legacy remains. |
| 1798 / 1885 | Highland Park and Scapa distilleries established near the town, Orkney whisky at the world’s far north. |
| 1914–1945 | Scapa Flow becomes a great naval anchorage in both World Wars; the Churchill Barriers are built to the south. |
| 2019 | A new Balfour Hospital opens in Kirkwall, NHS Orkney’s modern island hospital with an emergency department. |
Famous connections
A few of the people and stories that put Kirkwall on the map.
St Magnus Cathedral
Founded in 1137, the red-sandstone “Light in the North” is one of Britain’s finest medieval cathedrals and the enduring symbol of Kirkwall and of Orkney’s Norse inheritance.
The Ba’ & Orcadian culture
The twice-yearly Ba’ street-football game, played through the town at Christmas and New Year, and the summer St Magnus Festival, are living expressions of a distinct Orcadian culture rooted in the Norse past.
Scapa Flow & the sea
The great natural anchorage of Scapa Flow, south of Kirkwall, was a pivotal naval base in both World Wars, its wartime wrecks now a world-renowned diving site, its story central to Orkney’s.
Looking beyond the mortgage
Buying a home in Kirkwall 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 Kirkwall
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Kirkwall compared with nearby towns
How Kirkwall sits against the places buyers most often weigh against it, a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Kirkwall | ~£180k–£220k | No rail, ferry to Aberdeen + Kirkwall Airport | The capital of Orkney; St Magnus Cathedral; whisky; services & harbour; safe island living |
| Stromness | ~£160k–£210k | No rail, ferry to Scrabster (Thurso) | Orkney’s historic second town; flagstone port; Pier Arts Centre; Neolithic gateway; more affordable |
| St Margaret’s Hope | ~£150k–£210k | No rail, Pentland ferry (Gills Bay) | The main South Ronaldsay village; Churchill Barriers & Italian Chapel; very remote & close-knit |
| Aberdeen | ~£200k–£260k | Yes (mainline rail) | The mainland ferry-and-flight hub for Orkney, the “Granite City” and the nearest major city |
| Inverness | ~£220k–£280k | Yes (mainline rail) | The Highland capital, a short flight away, Raigmore Hospital and the gateway south |
Pros & cons of living in Kirkwall
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| The capital of Orkney, St Magnus Cathedral, whisky and genuine Norse heritage | No rail and no bridge to the mainland. You depend on the NorthLink ferry and flights |
| A modern hospital (the Balfour) with an emergency department in the town | Serious/major cases are flown to Aberdeen or Inverness by air ambulance |
| Among the lowest crime in the UK, with a strong, safe community | Some goods, fuel and building work cost more; winter weather and darkness are real |
| A simple Scottish council-tax bill, no police, fire or community precept | Scottish Water is a separate charge (though reduced/nil for homes on private supplies) |
| World-class archaeology, coast and outdoors on the doorstep | Housing choice is limited and the right property can take patience |
| Kirkwall Airport and the harbour connect the town to the wider world | Older stone and coastal homes need a survey; rural homes may be crofts on private water |
Villages & areas around Kirkwall
Many buyers who love Kirkwall look just outside it too, a quick guide.
Who tends to move to Kirkwall?
Understanding your fellow buyers helps you read the market and pitch an offer.
Island-life seekers & returners
People who genuinely want island life, community, heritage, safety and the outdoors, whether returning to Orkney or moving north for the first time, and who choose the remoteness rather than tolerate it.
Island key workers & remote workers
People relocating for jobs in Orkney’s council, NHS Orkney, the harbour, schools, farming, fishing, tourism and renewables (EMEC), and those working remotely from a well-connected island town.
Heritage & outdoor buyers
People drawn to St Magnus Cathedral, the Norse and Neolithic heritage, whisky, Scapa Flow and Orkney’s coast and archaeology, and willing to plan around the ferry, the flights and the weather.
What your money buys in Kirkwall
A rough sense of what different budgets tend to secure, indicative only, and hugely dependent on position and condition.
Your move to Kirkwall, 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, Orkney’s Band D is £1,669.07, the separate Scottish Water charge where the home is on mains, insurance including wind/coastal exposure, and any LBTT, though many Kirkwall homes fall under the £145,000/£175,000 thresholds), and get a mortgage in principle so you can move quickly when the right island property comes up.
2. Do your homework on the property
Read the Scottish home report, get a survey on an older stone or coastal home, check private water/septic and any croft tenure on rural homes, check flood and coastal risk for shore-side property, confirm the school catchment, and be clear-eyed about the ferry, the flights and the winter, before you fall in love.
3. Line up the right people
A mortgage adviser used to island and croft purchases, a good local surveyor and an Orkney solicitor will save you time, money and stress. We can introduce you to the first.
Already live in Kirkwall?
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 Kirkwall
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Kirkwall
- Enjoy the island capital, St Magnus Cathedral, the Bishop’s and Earl’s Palaces, the Orkney Museum, the harbour and the Highland Park and Scapa distilleries.
- Be sure about island life, no rail or bridge; you depend on the NorthLink ferry to Aberdeen (~6 hrs) and Kirkwall Airport, and weather can disrupt both.
- Note the value picture, homes are broadly moderate for Scotland, and LBTT relief means first-time buyers pay nothing up to £175,000, but island living costs more.
- Confirm the council tax and band. Band D is £1,669.07 for 2026/27 (Orkney’s own charge; no police, fire or community precept); Scotland has 8 bands A–H.
- Check Scottish Water on the specific home, about £652 at Band D, but reduced or nil for the many Orkney properties on private supplies/septic.
- Understand the healthcare point. The Balfour Hospital has an emergency department; serious/major cases are flown to Aberdeen or Inverness by air ambulance.
- On rural homes, ask about private water, septic drainage and croft tenure, and read the Scottish home report carefully.
- For schools, note Education-Scotland reports have no single grade, Kirkwall Grammar is a normal comprehensive, and Orkney’s heritage is Norse/Orcadian, not Gaelic.
- Use the Revenue Scotland LBTT calculator for your purchase-tax figure, not an England Stamp Duty tool.
- Explore Orkney’s archaeology, Skara Brae, the Ring of Brodgar, Maeshowe and the Standing Stones of Stenness, and Scapa Flow to get a feel for the islands.
- Note the mainland is a ferry or flight away, Aberdeen by NorthLink or Loganair, Inverness, Edinburgh and Glasgow by air.
- 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, and doubly so on a remote island.
- Take your solicitor’s advice on the home report, private water/septic, croft tenure, flood/coastal and standard searches.
Nearby areas worth considering
If you are weighing Kirkwall against the surrounding area, these are the places buyers most often compare.
Aberdeen
The “Granite City” on the mainland, the NorthLink ferry from Kirkwall (~6 hrs) and the busiest flight link, the natural mainland hub for Orkney.
Inverness
The Highland capital, a short flight from Kirkwall Airport, home to Raigmore Hospital, where serious Orkney cases can be transferred.
Edinburgh
Scotland’s capital, around 1h15 by air from Kirkwall, the central belt and the fast London trains beyond.
Glasgow
Scotland’s largest city, around 1h30 by air from Kirkwall, the west-central belt.
Stromness
Orkney’s historic second town, about 20 minutes west, the Scrabster ferry and the gateway to the Neolithic sites.
St Margaret’s Hope
The main South Ronaldsay village, south over the Churchill Barriers, the Italian Chapel and the Pentland ferry to Gills Bay.
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 Kirkwall 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 Kirkwall 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 Kirkwall a good place to live?
Is Kirkwall expensive?
How do you get to Kirkwall from the mainland?
What is Kirkwall known for?
Does Kirkwall have a hospital with A&E?
Does Kirkwall have good schools?
What salary do you need to buy in Kirkwall?
How much is LBTT on a Kirkwall property?
How much is council tax in Kirkwall?
Which police and fire services cover Kirkwall?
Is Kirkwall a safe place to live?
What is there to do in Kirkwall?
What is broadband like in Kirkwall?
Is Kirkwall good for families?
Is Kirkwall good for commuters?
What searches should I expect when buying in Kirkwall?
Is flooding a problem in Kirkwall?
How do I get started with a mortgage for Kirkwall?
Can existing homeowners in Kirkwall benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Kirkwall, 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 Kirkwall: Equity release in Kirkwall: releasing tax-free cash from your home in later life.
Other money guides for Kirkwall
Buying is one piece of it. These cover the rest of the picture in Kirkwall.
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.