Highlands and Islands Property Index · Q4 2026
Homes for sale in Highland
1,616 homes for sale in Highland at a median £250k. Sea views, homes on the water, land, remoteness, and what money buys, from the Highlands and Islands Property Index, Q4 2026.
Homes for sale on · 2,604 homes · 350 plots · 51 estate agents
Key findings for Highland
The Sea View Index
+16%
A home with a sea view asks 16% more than the same type of home, with the same number of bedrooms, around the same town in Highland. About £38,000 on a typical £240,000 home without one. 19.7% of homes for sale there have a sea view.
Homes on the water
194 homes
194 homes for sale in Highland sit within 100 m of the sea, a loch, or a river. Only 28 have land that reaches the water itself.
How remote is it?
20.7%
20.7% of homes for sale in Highland are more than 20 km by road from a railway station. 232 are more than 30 minutes' drive from the nearest town.
What your money buys
£150k to £200k
£150k to £200k buys a typical 2-bedroom home in Highland. 272 homes are for sale at that price. 10.3% of them have a sea view.
Land and plots
172 homes
172 homes for sale in Highland come with an acre or more, at a median £423k. 131 plots have planning permission, at a median £90k.
Record breakers
£80k
The cheapest home with a sea view in Highland is Burnside Cottage, Lochcarron, IV54 8YD, at £80,000.
Gaelic-medium school catchments
84.2%
84.2% of homes for sale in Highland are in the catchment of a Gaelic-medium primary school.
Highland against the whole region
| Highland | Highlands and Islands | |
|---|---|---|
| Median asking price | £250k | £245k |
| Homes with a sea view | 19.7% | 22.1% |
| Within 100 m of water | 12% | 14.5% |
| Over 20 km from a station | 20.7% | 23.7% |
| Homes with an acre or more | 172 | 242 |
The Sea View Index
Key facts
Free to quote with credit. Each line copies with its source.
- what a sea view adds to a typical £240k home
- +£38k
- of homes for sale have a sea view
- 19.7%
- the cheapest home with a sea view
- £80k
A sea view adds 16% to the asking price of a home in Highland, like for like: about £38,000 on a typical £240,000 home.
Around Portree, 21 of 26 homes for sale have a sea view (80.8%), more than around any other town in Highland.
The cheapest home for sale with a sea view in Highland asks £80,000, a 2-bedroom home at Burnside Cottage, Lochcarron, IV54 8YD.
35 homes with a sea view are for sale under £150,000 in Highland.
Like for like means a home with a sea view is compared with homes of the same type and the same number of bedrooms around the same town, because comparing by bedrooms alone would set cheap coastal towns against dear inland ones. A sea view counts when the photographs or the advert show it from the home, and each one is checked against the map.
The cheapest sea views in Highland
£80,000Burnside Cottage, Lochcarron, IV54 8YD
2 bed · Highland
£85,000Golfview Place, Lybster, Highland. KW3 6AP
3 bed · Highland
£87,000Willowbank, Wick, Highland. KW1 4NY
2 bed · Highland
£88,00024 Old Distillery, Dingwall, IV15 9XE
1 bed · Highland
£90,000Strathy, Thurso, Highland. KW14 7RY
2 bed · Highland
£94,00036 Rockview Place Helmsdale KW8 6LF
2 bed · Highland
Homes within 30 minutes' drive of each town
- 1
PortreeHighland
£375k80.8%21 of 26
£200k3 bed - 2
WickHighland
£149k36.8%28 of 76£85k3 bed - 3
FortroseHighland
£278k32.1%9 of 28
£275k3 bed - 4
ThursoHighland
£220k27.8%22 of 79£90k2 bed - 5
Fort WilliamHighland
£240k27.4%23 of 84
£130k3 bed
Source: Homivo Highlands and Islands Property Index, Q4 2026. Asking prices of homes for sale on 2 November 2026.
Homes on the water
- homes within 100 m of the sea, a loch, or a river
- 194
- of all homes for sale
- 12%
- within 100 m of the sea
- 104
- within 100 m of a loch
- 64
- within 100 m of a river
- 81
- with land that reaches the water
- 28
- median price with its own water access
- £608k
Within 100 m is measured from the home's map pin to the mapped shore, and only homes with an accurate pin count. Land that reaches the water means the advert says the home's own grounds run to the shore, a beach, a jetty, or a mooring, with no public road or railway in between.
Source: Homivo Highlands and Islands Property Index, Q4 2026. Asking prices of homes for sale on 2 November 2026.
How remote is it?
- typical road distance to a railway station
- 6 km
- more than 20 km from a station
- 20.7%
- typical drive to the nearest town
- 7 min
- homes more than 30 minutes from a town
- 232
- typical drive to the nearest school
- 2 min
- homes on an island
- 57
Distances and drive times are by road, routed on OpenStreetMap from each home to the five nearest towns, schools, or stations in a straight line, keeping the shortest drive. From an island the journey includes the ferry.
Longest drive to a town on the mainland
£350,000
Migovie Cottage, Gorthleck, Inverness, IV2 6UJ
3 bed · 93 min to Inverness · Highland
Furthest mainland home from a railway station
£175,000
Raffin, Lochinver, Lairg, Highland, IV27 4JH
2 bed · 122.7 km to Lochluichart · Highland
Source: Homivo Highlands and Islands Property Index, Q4 2026. Asking prices of homes for sale on 2 November 2026.
Source: Homivo Highlands and Islands Property Index, Q4 2026. Asking prices of homes for sale on 2 November 2026.
What your money buys
- median asking price
- £250k
- homes for sale
- 1,616
£150k to £200k
272 homes are for sale at this price in Highland. The typical one has 2 bedrooms.
- 33.5% are detached, a cottage, or a bungalow
- 20.6% are flats
- 10.3% have a sea view
- 12.1% look over the sea or a loch
- 2.2% come with an acre or more
- 0.7% are on an island
Source: Homivo Highlands and Islands Property Index, Q4 2026. Asking prices of homes for sale on 2 November 2026.
Land and plots
- homes with an acre or more
- 172
- median price of a home with an acre or more
- £423k
- homes with ten acres or more
- 43
- building plots and land for sale
- 230
- median asking price of a plot
- £97k
- plots with planning permission granted
- 131
- median price of a plot with permission
- £90k
- median asking price per acre of a plot
- £87k
Acreage is read from the advert. A share of common grazing that is far larger than the price could buy is left out. Planning permission counts only when the advert says it has been granted.
Record breakers
Cheapest home
£50,000
Oldwick Road, Wick, KW1 5BH
2 bed · Highland
Most expensive home
£17,000,000
Aberchalder and Glengarry Estates, Aberchalder, Invergarry, Highland, PH35 4HN
4 bed · 18,784 acres · Highland
Cheapest home with a sea view
£80,000
Burnside Cottage, Lochcarron, IV54 8YD
2 bed · Highland
Cheapest home with four or more bedrooms
£65,000
Princes Street Thurso KW14 7AB
6 bed · Highland
Most land with a home
£17,000,000
Aberchalder and Glengarry Estates, Aberchalder, Invergarry, Highland, PH35 4HN
4 bed · 18,784 acres · Highland
Longest drive to a town on the mainland
£350,000
Migovie Cottage, Gorthleck, Inverness, IV2 6UJ
3 bed · 93 min to Inverness · Highland
Furthest mainland home from a railway station
£175,000
Raffin, Lochinver, Lairg, Highland, IV27 4JH
2 bed · 122.7 km to Lochluichart · Highland
Cheapest island home
£185,000
Rowan Tree Cottage, 7 Lower Milovaig, Glendale, Isle of Skye IV55 8WR
2 bed · Highland
Cheapest home with its own water access
£205,000
Tigh Tuath, Camuslongart, Dornie, IV40 8EX
2 bed · Highland
Cheapest plot with planning permission
£18,000
Plot of land, Rhanell Weydale KW14 8YN
Highland
Gaelic-medium school catchments
- homes for sale in Highland in a Gaelic-medium primary catchment
- 1,360
- of the homes for sale there
- 84.2%
- median asking price inside a catchment
- £260k
- median asking price outside one
- £223k
Catchments are the council's published Gaelic-medium primary catchment areas. A home inside one can apply for a place at that school. Catchment maps are published by Highland Council, so the figures are for Highland.