Shetland.org

Housing

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Recent new housing in Lerwick.

Shetland offers many kinds of housing. Perhaps you’d like to find a coastal location with stunning views; we have many places like that. Or you may fancy a cosy pied-a-terre in the heart of Lerwick’s Lanes Conservation Area. There are many options in between and, for the fullest guide to all that’s available, the Council’s Housing Service has produced a comprehensive online guide.

Renting

If you’re moving to a new job here, the chances are that you may want to rent a place, at least to begin with. That’ll give you a chance to look around, decide where you want to live and work out what sort of property you want to buy. If you’re planning to move your work base or business here, you may be able to buy before you finally make the move. Either way, we have a few tips for you.

There are usually some privately-rented properties on the market. They may be advertised in the pages of the Shetland Times or the online classified columns of the Shetland News. Rentals may also be advertised in shop windows or on their notice boards. Sometimes, winter lets of self-catering properties may be available and VisitShetland may be able to help you identify those. Solicitors may have details of property to let, too; there is a list of solicitors operating in Shetland farther down this page.

Council Housing

Council and Hjaltland Housing Association houses exist throughout Shetland but are in heavy demand. Occasionally, a property in an area distant from Lerwick might be available at short notice and, if you are prepared to be very flexible about where you live, the Housing Service will be able to identify any opportunities that may exist.

Croft Houses

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A house on Fair Isle.

Shetland’s rural areas have many houses that are in crofting tenure, a form of property holding that is regulated by the Crofters’ Commission. A croft house may be held on a lease or may be owner-occupied. It is occasionally possible to buy a croft and croft house, subject to Crofters’ Commission approval. Crofting leases are unusual in that there is security of tenure and the lease can be passed on to the crofter’s heir. More information is available on the housing options website or from the Crofters’ Commission.

Buying Property in Shetland

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A peaceful scene in Weisdale.

When it comes to buying, there is a steady supply of property on the Shetland market. Most property is detached but it comes in many forms, from restored croft houses to modern bungalows. In Lerwick particularly, older stone properties of considerable character are sometimes offered. There are relatively few flats for sale. A little more speculative building has been undertaken in recent years, but it would be a matter of luck if a new property were available to suit your moving schedule. It’s much more common for house-buyers to acquire a plot of land with planning permission and then commission a builder to construct the house of their choice. There is also a tradition of self-build or self-completion.

Houses are advertised in the Shetland Times and on the websites of the various firms of solicitors operating in Shetland, details of which are given below.

Finding And Buying A Property In Shetland: Estate Agents

Although estate agents are active in Scotland’s main cities, homes in Shetland are generally sold through solicitors, who also carry out all the associated legal work. The Scottish system of submitting offers over an indicative price applies and this typically means that a house may fetch perhaps 20% to 40% above that price. Occasionally, houses may be advertised at a fixed price. If you’ve been used to the English market, it’s important to note that, in Scotland, an offer is binding once accepted by the vendor, provided that any conditions attached to the offer are met, for example, a stipulation that the survey is satisfactory.

It’s hard to give any more than a rough indication of house prices, since so much depends on the location and quality of the property in question. However, a three or four-bedroom detached bungalow in Lerwick might sell for somewhere between £180,000 and £350,000. In rural areas within about ten miles of the town, prices may be £20-£30,000 lower than that. In some of the outer islands, prices may be lower still. A restored traditional croft house with two or three bedrooms within easy reach of Lerwick might sell for between £80,000 and £150,000. Flats in Lerwick or Scalloway, when available, sell for between £80,000 and £150,000. The price of land is, by UK standards, relatively low. Sites in or near Lerwick sell for between £30,000 and £50,000 and the price reduces with distance from the town.

Council tax is lower than in most places in Scotland. In 2010-11, the average Band D Council tax bill in Shetland was £1,053; for comparison, it was £1,163 in Highland, £1,178 in Argyll and Bute, £1,169 in Edinburgh and £1,213 in Glasgow. Orkney charged £1,037 and the Western Isles £1,024.

In a very few cases, a house may come with the job. Some employers, for example the Shetland Islands Council, may offer some form of settling-in allowance or grant assistance towards rental costs.

Lastly, if you’re keen to rescue a ruin – and sensitively restore a part of Shetland’s heritage – you should speak to the Planning Service’s heritage staff on 01595 744800. They have a register of buildings that are ‘at risk’ and can advise on sources of grant aid.