A buyer’s guide to Kirriemuir, 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 Kirriemuir
- 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 Kirriemuir
Whether you’re buying your first home in Kirriemuir, remortgaging, upsizing or simply researching the Angus glens market town, “Kirrie”, the red-sandstone birthplace of J.M. Barrie and the gateway to Glen Clova and the Angus Glens, this guide covers what buyers and homeowners in Kirriemuir actually want to know.
Quick answers about Kirriemuir
Click any question to expand the full detail and sources.
Is Kirriemuir a good place to live?⌄
Yes, a characterful, affordable market town at the gateway to the glens.
Is Kirriemuir expensive?⌄
No, an affordable market town in Angus.
Does Kirriemuir have a railway station?⌄
No, the nearest stations are Dundee and Arbroath.
What is Kirriemuir known for?⌄
J.M. Barrie’s birthplace & the gateway to the Angus Glens.
Does Kirriemuir have a hospital with A&E?⌄
No A&E in town; nearest full A&E is Ninewells, Dundee (~20 miles).
Is Kirriemuir right for you?
Every town suits some buyers better than others. Here is how Kirriemuir rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★★ | An affordable market town, flats and town-centre terraces frequently from around £80,000–£130,000, and the LBTT nil-rate band (£175,000 for first-time buyers) means most pay no purchase tax. |
| Families | ★★★★☆ | Affordable family homes, Education-Scotland primaries and Webster’s High School, the glens and countryside close by and a real community, check catchments. |
| Country & outdoor lovers | ★★★★★ | The gateway to Glen Clova and the Angus Glens, walking, hills and wild countryside on the doorstep, make Kirriemuir a strong choice for outdoor life. |
| Downsizers & retirees | ★★★★☆ | A walkable, friendly market town with character, shops and countryside close by, though the nearest full A&E is at Ninewells in Dundee, about 20 miles away. |
| Car-owning commuters | ★★★☆☆ | The A90 at Forfar (a few miles south) links to Dundee and Perth and Aberdeen, a workable drive, but there is no railway in the town and you drive to Forfar first. |
An honest, at-a-glance summary of what Kirriemuir does brilliantly, and what to weigh carefully, before you commit.
Kirriemuir at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | Angus (Scottish unitary): Angus Council. Kirriemuir is a market town in the north-west of the county |
| Community council | Kirriemuir has a community council but it does NOT levy a precept. Band D is Angus Council’s own charge |
| Nation | Scotland, 8 council-tax bands (A–H); schools inspected by HM Inspectorate of Education; police = Police Scotland |
| Postcode district | DD8 |
| Approx. character | The Angus glens market town, “Kirrie”, red-sandstone, J.M. Barrie’s birthplace, the gateway to Glen Clova; affordable and characterful |
| Average house price | Affordable, often £150,000–£190,000; newer detached, country and glen-side homes beyond; sources vary |
| Railway | None in Kirriemuir (branch closed), nearest stations Dundee & Arbroath (via Forfar) |
| Nearest A&E | Ninewells Hospital, Dundee, the area’s full 24-hour A&E (~20 miles); no A&E in Kirriemuir |
| Schools | Education-Scotland inspected (no single grade); comprehensive; Webster’s High School and several primaries |
| Known for | J.M. Barrie’s birthplace (Peter Pan) & the gateway to the Angus Glens |
| Population | About 6,000, a market town at the foot of the glens |
| Roads | The A926 and A928 through the town; the A90 (Dundee–Aberdeen dual carriageway) at Forfar, a few miles south |
| Water & sewerage | Scottish Water (billed alongside council tax but a separate charge) |
| Council tax (Band D) | £1,598.65 for 2026/27 (Angus Council’s own charge; no police, fire or community precept), confirm your band |
Property prices & council tax in Kirriemuir
Kirriemuir is an affordable market town, reflecting its inland Angus location, its mix of red-sandstone town-centre stock and newer edge-of-town estates, and its role as the market centre for the glens. It offers older flats and terraces in and around the town centre (frequently from around £80,000–£130,000), semi-detached family homes, newer estates on the edges, and larger period, country and glen-side homes in the greener areas and villages. 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 terraces | Indicatively around £70,000–£120,000 | First-time buyers; investors; the most accessible ways in |
| Terraced & smaller homes | Indicatively around £110,000–£165,000 | First-time buyers; smaller families |
| Semi-detached & family homes | Indicatively around £160,000–£230,000 | Growing families; estate buyers |
| Kirriemuir average | Affordable, often £150,000–£190,000 (verify per property) | A broad benchmark for the town |
| Detached, country & glen-side homes | Indicatively £230,000–£420,000+ | Buyers wanting a larger or greener home (edge of town, the glens, villages) |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only, not a quote.
£120,000
Flat / smaller home
~£27,000
household income (guide)
£175,000
Town benchmark
~£39,000
household income (guide)
£290,000
Detached / country home (indicative)
~£64,000
household income (guide)
Kirriemuir affordability & Land and Buildings Transaction Tax calculator
A quick, no-obligation way to see roughly what you could borrow in Kirriemuir 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 Kirriemuir property market in depth
Kirriemuir offers an affordable market, red-sandstone town-centre flats and terraces, newer family estates on the edges, and larger period, country and glen-side homes, with good schools, the Angus Glens all around and genuine value supporting steady local demand.
| Property type | What to expect | Typical guide |
|---|---|---|
| Flats & town-centre terraces | The most accessible way in; popular with first-time buyers and investors. | £70,000–£120,000 |
| Terraced & smaller homes | Historic red-sandstone town-centre and older-suburb terraces across the town. | £110,000–£165,000 |
| Semi-detached & estate homes | Popular family homes on the edges and newer estates. | £160,000–£230,000 |
| Detached, country & glen-side homes | Larger and greener homes and period and country houses towards the glens, the top of the local market. | £230,000–£420,000+ |
Kirriemuir’s appeal, an affordable, characterful market town at the gateway to the Angus Glens, with good schools and countryside on the doorstep, makes it a steady local market, from first-time-buyer flats to larger family, country and glen-side homes.
That affordability is the headline, but the right mortgage and the right checks still matter. Older red-sandstone town-centre stock, newer estate homes with their own considerations, and any low-lying ground near the Gairie Burn and out towards the glens are all things lenders, surveyors and conveyancers assess carefully. A mortgage adviser helps you match the right lender to your plans, the kind of introduction we can arrange.
What makes Kirriemuir so popular?
Kirriemuir’s appeal is an affordable, characterful market town at the gateway to the glens, with real heritage, good schools and countryside all around.
J.M. Barrie & the town
Barrie’s Birthplace (NTS), the Camera Obscura on Kirrie Hill, the Peter Pan statue in the square and the red-sandstone streets give Kirriemuir a genuine literary heritage and a strong sense of place.
The gateway to the glens
Glen Clova, Glen Prosen and Glen Isla open out just north of the town, walking, hills, waterfalls and wild countryside make the glens central to life here.
Character & community
A friendly market-town centre, the squares and wynds, local shops and a strong community give Kirriemuir a distinctive, welcoming feel at real value.
Transport & commuting from Kirriemuir
Transport in Kirriemuir leans on the road, the A926/A928 through the town and the A90 at Forfar, because the town has no railway. These indicative times are a starting point, and a car is important here; always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Kirriemuir → Forfar | ~10–12 min drive | South-east on the A926 to the county town and the A90 (~6 miles), the key local link |
| Kirriemuir → Dundee | ~30–35 min drive | South via Forfar and the A90 to the city and its main-line station (~22 miles), the key commute |
| Kirriemuir → Arbroath | ~30–35 min drive | South-east via Forfar to the coast and a main-line station |
| Kirriemuir → Glen Clova | ~30 min drive | North up Glen Clova into the Angus Glens, walking and the hills |
| Kirriemuir → Perth | ~40–45 min drive | South-west via the A90 to Perthshire and the motorway network |
| Kirriemuir → Aberdeen | ~1h10 drive | North via Forfar and the A90 to the Granite City |
| Kirriemuir → Edinburgh | ~1h40 drive | South via the A90 / M90, or by main-line train from Dundee |
| Kirriemuir → Dundee Airport | ~35–40 min drive | South via Forfar and the A90, the nearest airport (Aberdeen & Edinburgh larger) |
Getting around Kirriemuir
Day-to-day mobility here is worth thinking through, the practical picture.
By car
The A926 and A928 run through the town, linking Kirriemuir to Forfar (about 6 miles) and the A90, and north into the glens. A car is important here, as the town has no railway.
For rail
Kirriemuir has no station; the nearest main-line stations are Dundee (about 22 miles) and Arbroath, reached via Forfar, on the Dundee–Aberdeen line, with fast onward services from Dundee to Edinburgh, Glasgow and London.
For the airport
Dundee Airport is around 35 to 40 minutes by road for a small number of flights; Aberdeen and Edinburgh airports are the larger options further afield.
By bus
Kirriemuir has bus services to Forfar, Dundee and the glen villages, check current routes and frequencies.
On foot & by bike
The town centre, the squares and Kirrie Hill are walkable, and there are paths and cycle routes out into the countryside and up towards the glens.
For the commute
Kirriemuir suits car-owning commuters to Forfar, Dundee via the A90, and across Angus, but plan around the lack of a railway in the town.
Schools in Kirriemuir
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; a school called a “High School” is a normal non-selective state secondary. Kirriemuir has Webster’s High School and several Education-Scotland-inspected primaries. Because catchments and placing requests matter, confirm the current position directly with Angus Council.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Webster’s High School | Secondary (state, comprehensive, non-denominational) | HM Inspectorate of Education report | The town’s non-denominational secondary, serving Kirriemuir and a wide rural catchment across the glens and north-west Angus, Education-Scotland inspected, with no single overall grade; read the latest report and check catchment. |
| Northmuir Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | A primary serving the north of Kirriemuir towards the glens, Education-Scotland inspected; confirm the current catchment and read the latest report. |
| Southmuir Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | An established primary serving the south of the town, Education-Scotland inspected; confirm the current catchment and read the latest report. |
| Websters (Kirriemuir) area primaries | Primary (state, co-ed) | HM Inspectorate of Education report | The town’s primaries feed Webster’s High School, Education-Scotland inspected; confirm the current catchment and read the latest reports. |
| Glens & village primaries | Primary (state, co-ed), nearby | HM Inspectorate of Education report | Rural primaries in the surrounding glens and villages serve families just outside the town, Education-Scotland inspected; check catchment and the latest reports. |
Map, Police & Fire Services in Kirriemuir
A useful local guide should show the practical services buyers actually check, policing, fire cover, emergency healthcare and the local crime context for Kirriemuir.
Popular parts of Kirriemuir & nearby
Where you buy in Kirriemuir shapes both your budget and your character, from the historic red-sandstone town centre to the newer edge-of-town estates and the greener areas towards the glens. A quick orientation.
Local highlights & days out from Kirriemuir
Kirriemuir packs literary heritage, a hilltop curiosity and the gateway to the glens into one characterful market town. A few of the best-loved local highlights.
Sports, leisure & community in Kirriemuir
For a town its size, Kirriemuir offers a lot, literary heritage, the gateway to the glens, real character and Dundee within a drive.
Heritage & culture
Barrie’s Birthplace (NTS), the Camera Obscura, the Gateway to the Glens Museum and the Peter Pan connection give history and culture on the doorstep in a characterful town.
The glens & the outdoors
Glen Clova, Glen Prosen and Glen Isla, the hills and waterfalls, and the walking and cycling around the town give green space and wild country close by.
Shops, sport & days out
The market-town centre and its shops, local sport and leisure, and Forfar and Dundee within a drive for wider shopping, the V&A Dundee and city leisure.
Healthcare & local services in Kirriemuir
Healthcare access in Kirriemuir is a mixed picture, and it is worth being accurate, good local GP and community provision, but no A&E in the town, with the nearest full 24-hour A&E in Dundee.
The town has GP provision locally, dentists and pharmacies, and good community health services, with the Whitehills community health facility at nearby Forfar. For emergency care, however, the full 24-hour A&E is at Ninewells Hospital in Dundee, about 20 miles away, with NHS Tayside responsible for care across the area, and minor-injuries provision centred on Arbroath and Whitehills (call 111 first) though kept under review. This is an honest point for buyers who want a full A&E close by. 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 Kirriemuir
Day to day, Kirriemuir is an affordable, characterful market town at the gateway to the Angus Glens, real heritage, good schools and countryside all around. Here is a sense of everyday life.
Kirriemuir has the amenities of a market town, a red-sandstone town centre and shops, a supermarket, primary schools and Webster’s High School, leisure facilities, GP and community health services, Barrie’s Birthplace and the Camera Obscura, and a strong sense of community, along with the gateway to the glens on its doorstep, and Forfar (about 6 miles) and Dundee (about 30 to 35 minutes by road) for bigger shopping and services. The big everyday pluses are the value, the character, the community and the countryside.
Connectivity for working is generally good, superfast and, in much of the town, full-fibre broadband reaches most addresses, so home and hybrid working is very possible, which matters more here because the town has no railway. The main trade-offs are honest: there is no station in Kirriemuir (the nearest are Dundee and Arbroath), the nearest full A&E is in Dundee, and a car is important for most journeys, but for value, character, community and the glens, Kirriemuir is a strong choice.
| Everyday amenity | In Kirriemuir? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | Northmuir, Southmuir and others; check catchment |
| Secondary schools | Yes | Webster’s High School, the town’s non-denominational comprehensive, serving a wide rural catchment |
| Further education | Nearby | Dundee and Angus College has provision in Forfar, Arbroath and Dundee |
| GP & hospital | Local GP / community | GP provision locally and community health services; Whitehills community facility at nearby Forfar; no hospital A&E in the town |
| Nearest A&E | Dundee (~20 miles) | Ninewells Hospital, Dundee, the area’s full 24-hour A&E |
| Railway station | None (nearest Dundee/Arbroath) | Kirriemuir has no station (branch closed); nearest main-line stations Dundee and Arbroath via Forfar |
| Shops & centre | Yes (town) | Red-sandstone town centre, squares and retail |
| Green space | Yes (abundant) | Kirrie Hill, the Angus Glens and the surrounding countryside |
Working & connectivity in Kirriemuir
Superfast broadband reaches almost all of Kirriemuir, 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 is a real plus in a town with no station, complemented by the A926 and A90 for office days in Forfar and Dundee. Coverage can still vary by exact address, particularly in older town-centre properties and in the surrounding glens and villages, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | |
| Mobile coverage | Generally good in the town; can vary in the glens and out in the countryside |
| Rail for office days | No station in Kirriemuir, nearest main-line rail at Dundee and Arbroath via Forfar |
| Road & air | A926 to Forfar and the A90 for Dundee, Perth and Aberdeen; Dundee Airport ~35–40 min, Aberdeen & Edinburgh further |
Check broadband before you make an offer in Kirriemuir
Broadband speeds can vary street by street in Kirriemuir, 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 Kirriemuir
On flooding, Kirriemuir is mostly well placed, much of the town sits on higher ground, but as anywhere it is worth checking, particularly for homes near the Gairie Burn and low-lying ground, and for surface-water risk in heavy rain.
Cost of living & running a home in Kirriemuir
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) | £1,598.65 | Angus 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 water | Low-lying and burn-side homes can cost more; get a quote and a flood check before committing |
| Broadband | ~£28–£48/mth |
Financing a home in Kirriemuir
An affordable, characterful market town at the gateway to the glens is a sensible thing to buy into, a few points on the mortgage side are worth understanding first.
Kirriemuir’s value, character and countryside are the headline, but the right mortgage and the right checks still matter, from first-time-buyer flats to larger family, country and glen-side homes. Older red-sandstone town-centre properties, newer estate homes with their own considerations, and any low-lying or burn-side ground are all things lenders, surveyors and conveyancers assess carefully, so a flood check (SEPA) is wise near the Gairie Burn, alongside the Scottish home report and a survey on an older property. Getting the right lender for your circumstances is where good advice pays off.
That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Read our full guide to mortgage protection insurance. Talk to us →
Conveyancing & the searches to expect in Kirriemuir
A few standard checks are worth their weight when buying in Kirriemuir, especially the Scottish home report, and a flood check on any home near the Gairie Burn or low-lying ground.
History, heritage & famous connections
Kirriemuir’s story is that of an Angus glens market town. It grew as a red-sandstone burgh and a centre for the handloom weaving of linen, serving the surrounding farms and the glens of Clova, Prosen and Isla; its narrow streets, squares and wynds still reflect that weaving-town past. The town’s most famous son is J.M. Barrie, born here in 1860, whose childhood home is now Barrie’s Birthplace and who fictionalised Kirriemuir as “Thrums” in his early novels.
In the 20th and 21st centuries Kirriemuir has remained a market town for the glens, with the weaving long gone but its character intact. Barrie gifted the town its camera obscura on Kirrie Hill, and Peter Pan is remembered in the town’s statue and its museum. As a footnote, the town is also the birthplace of Bon Scott of AC/DC. Today Kirriemuir is an affordable, characterful town whose value, community and the gateway to the glens, and its Barrie heritage, are its genuine assets.
Kirriemuir through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| Medieval | Kirriemuir grows as a burgh and market centre for the surrounding farms and the Angus Glens. |
| 18th–19th C | The town becomes a centre for handloom linen weaving; its red-sandstone streets, squares and wynds take shape. |
| 1860 | J.M. Barrie, creator of Peter Pan, is born in Kirriemuir. His birthplace is now cared for by the National Trust for Scotland. |
| Early 20th C | Barrie gifts the town its camera obscura on Kirrie Hill; Kirriemuir is fictionalised as “Thrums” in his novels. |
| 1946 | Bon Scott, later the singer of AC/DC, is born in Kirriemuir, a small piece of rock-music history. |
| Today | Kirriemuir is an affordable market town at the gateway to the glens, Barrie’s birthplace and the Angus Glens its draws. |
Famous connections
A few of the people and stories that put Kirriemuir on the map.
J.M. Barrie & Peter Pan
Kirriemuir is the birthplace of J.M. Barrie, creator of Peter Pan; his childhood home is preserved as Barrie’s Birthplace by the National Trust for Scotland, and he fictionalised the town as “Thrums”.
The gateway to the Angus Glens
Kirriemuir is the gateway to Glen Clova, Glen Prosen and Glen Isla, one of the finest walking and outdoor areas in eastern Scotland, drawing visitors to the hills just north of the town.
Bon Scott of AC/DC
As one factual footnote, Kirriemuir is also the birthplace of Bon Scott, the singer of the rock band AC/DC, a small but genuine piece of the town’s history.
Looking beyond the mortgage
Buying a home in Kirriemuir 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 Kirriemuir
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Kirriemuir compared with nearby towns
How Kirriemuir sits against the places buyers most often weigh against it, a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Kirriemuir | ~£150k–£190k | No (nearest Dundee/Arbroath) | Angus glens market town; J.M. Barrie’s birthplace & the gateway to Glen Clova; affordable, characterful |
| Forfar | ~£150k–£185k | No (nearest Dundee/Arbroath) | County town of Angus; the Forfar Bridie & Glamis Castle nearby; affordable inland market town |
| Carnoustie | ~£180k–£230k | Yes (Dundee–Aberdeen main line) | Angus coast golf town; Open Championship links & the beach; rail-served, more affluent |
| Arbroath | ~£140k–£175k | Yes (Dundee–Aberdeen main line) | Largest town in Angus; the Declaration of Arbroath, the abbey & the Smokie; coastal, rail-served |
| Dundee | ~£150k–£200k | Yes (main line, fast to Edinburgh) | The city on the Tay, V&A Dundee, universities and Ninewells A&E; more amenities, dearer |
Pros & cons of living in Kirriemuir
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| An affordable, characterful market town with a real community | No railway station in the town. The nearest are Dundee and Arbroath |
| J.M. Barrie’s birthplace and genuine literary heritage | Nearest full 24-hour A&E is at Ninewells Hospital, Dundee (~20 miles) |
| The gateway to Glen Clova and the Angus Glens on the doorstep | A car is important for most journeys, a quieter rural market town |
| 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) |
| Red-sandstone character, the squares and Kirrie Hill | Some low-lying ground near the Gairie Burn needs a flood check |
| Forfar and the A90 a few miles away for road links | Older town-centre stock needs a survey; check the home report |
Villages & areas around Kirriemuir
Many buyers who love Kirriemuir look just outside it too, a quick guide.
Who tends to move to Kirriemuir?
Understanding your fellow buyers helps you read the market and pitch an offer.
First-time buyers & value seekers
People wanting an affordable market town, flats and terraces from around £80,000–£130,000, with LBTT relief up to £175,000 meaning most pay no purchase tax.
Families
People wanting affordable family homes and good schools, Webster’s High School and several primaries, with the glens, countryside and a real community, in a characterful town.
Country & heritage lovers
People drawn to the Angus Glens, walking and genuine heritage, J.M. Barrie’s birthplace and the Camera Obscura, who are happy in a quieter market town where a car is important.
What your money buys in Kirriemuir
A rough sense of what different budgets tend to secure, indicative only, and hugely dependent on position and condition.
Your move to Kirriemuir, 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, Angus’s Band D is £1,598.65, the separate Scottish Water charge of about £652 at Band D, insurance, and any LBTT, though most Kirriemuir homes fall under the £145,000/£175,000 thresholds), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Read the Scottish home report, get a flood check on any low-lying or burn-side home, get a survey (wise on an older red-sandstone property), check the school catchment, and confirm your commute (remembering there is no railway), before you fall in love.
3. Line up the right people
A mortgage adviser, a good surveyor and a local solicitor will save you time, money and stress. We can introduce you to the first.
Already live in Kirriemuir?
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 Kirriemuir
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Kirriemuir
- Enjoy the town, Barrie’s Birthplace, the Camera Obscura on Kirrie Hill and the red-sandstone squares, with Glen Clova and the glens nearby.
- Plan around the transport. There is no railway in Kirriemuir (nearest stations Dundee and Arbroath via Forfar); the A926 links to Forfar and the A90, and a car is important.
- Note the value. Kirriemuir is an affordable market town, and LBTT relief means first-time buyers pay nothing up to £175,000.
- Confirm the council tax and band. Band D is £1,598.65 for 2026/27 (Angus’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 Kirriemuir; the nearest full 24-hour A&E is Ninewells Hospital, Dundee, about 20 miles away.
- For schools, note Education-Scotland reports have no single grade, check catchment for Webster’s High School and the primaries.
- On any low-lying or burn-side home near the Gairie Burn, get a flood check (SEPA) 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 Barrie’s Birthplace, the Camera Obscura, Glen Clova and the Angus Glens to get a feel for the area.
- Note Forfar is about 6 miles and Dundee about 30 to 35 minutes by road for wider shopping, the V&A Dundee and the nearest main-line rail.
- 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 Kirriemuir against the surrounding area, these are the places buyers most often compare.
Forfar
The county town of Angus a few miles south-east on the A926, the Forfar Bridie, Glamis Castle nearby and the A90, about 10 to 12 minutes by road.
Dundee
The city on the Tay to the south, about 30 to 35 minutes by road via Forfar and the A90, home to the V&A Dundee, the universities, Ninewells Hospital’s A&E and the nearest main-line station.
Carnoustie
The Angus coast golf town to the south-east, Carnoustie Golf Links, the beach and a main-line station, about 40 minutes by road.
Arbroath
The coastal town and largest in Angus to the south-east, about 30 to 35 minutes by road via Forfar, with a main-line station.
Montrose
The coastal town and energy port to the east on the Montrose Basin, with a main-line station.
Aberdeen
The Granite City to the north-east, around 1h10 by road via Forfar and the A90.
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 Kirriemuir 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 Kirriemuir 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 Kirriemuir a good place to live?
Is Kirriemuir expensive?
Does Kirriemuir have a railway station?
What is Kirriemuir known for?
Does Kirriemuir have a hospital with A&E?
Does Kirriemuir have good schools?
What salary do you need to buy in Kirriemuir?
How much is LBTT on a Kirriemuir property?
How much is council tax in Kirriemuir?
Which police and fire services cover Kirriemuir?
Is Kirriemuir a safe place to live?
What is there to do in Kirriemuir?
What is broadband like in Kirriemuir?
Is Kirriemuir good for families?
Is Kirriemuir good for commuters?
What searches should I expect when buying in Kirriemuir?
Is flooding a problem in Kirriemuir?
How do I get started with a mortgage for Kirriemuir?
Can existing homeowners in Kirriemuir benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Kirriemuir, 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 Kirriemuir: Equity release in Kirriemuir: releasing tax-free cash from your home in later life.
Other money guides for Kirriemuir
Buying is one piece of it. These cover the rest of the picture in Kirriemuir.
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.