Warm, comforting log fires are now gently, soothingly crackling but as the Scottish property market traditionally cools for the Festive Season and as we approach 2026, it’s important to remind ourselves that it’s been another energetic year, the rewarding flow of sales and lettings keeping our Robb Residential team busy. So, what does our Scottish property review for this year bring?
We’ve been more industrious than ever, working each and every transaction for our clients, from negotiation to closing date, striving for the best possible selling price for our vendors while ensuring buyers have bought their perfect home at that pitch perfect price. And we continue to achieve market-leading rents on quality properties for our landlords, ensuring safe, secure and efficient homes for tenants.
But before we all start to focus on that other buying tradition, Christmas gifts wrapped in love and appreciation, we want to update you on our thoughts on this year and what we as an organisation think and see coming down the line for the next 12 months.
Many themes have persisted for a few years now, but despite subtle shifts in emphasis we continue to secure and sell beautiful, unique homes and properties.
To benefit from our local, regional, national and international knowledge, contacts and clients, please don’t hesitate to get in touch with any of our team for an informal discussion on selling, buying and letting. Contact us, email or call on 0141 225 3880.
Robb Residential Sales
In 2025 we saw healthy instruction and sales levels, with negotiators playing an ongoing active role in all transactions. Buyers continue to focus on features, location and the lifestyle choices any given new home offers, although we saw a slackening of homeworking demand as that pandemic boost wanes and the impact of tax and Council Tax, especially on second homes, kicked-in over the year.
On 5th December 2024 the Scottish Budget’s Additional Dwelling Supplement (ADS) increased from 6% to 8% (on Land and Buildings Transaction Tax (LBTT)), and this should be seen in the context of the Scotland-wide imposition of double Council Tax on any second home not deemed someone’s main dwelling.
Rather than a negative impact by way of depressing stock and transaction levels, the taxation changes have subtly reshaped the selling – buying balance. As wider market dynamics remain, vendors have had and must continue to manage their expectations around value and the buyer population, as house hunters become more savvy to well-advertised market forces and the changes they impose.
But, with a team underpinned by seasoned professionals who spend many hours every day out in the field (often quite literally), meeting with clients, and speaking to others on the phone, this all emphasises why every vendor deserves an agent who’ll sell their home, not just list it and take passive interest.
You can do your own LBTT calculation here, and it’s worth noting that on Council Tax precise approaches differ across jurisdictions. (For example, some unfurnished homes may attract a discount, as may others only inhabited rarely.)
Some key market observations:
- A rise in Robb Residential picking up stale stock as frustrated vendors who’ve succumbed to unrealistic value expectations move from agencies who’ve overpromised and, as a result, are completely unable to sell an overpriced home
- Both related to and separate from the above, increasingly grateful sellers who understand our property and market knowledge, while we work transactions from listing to closing: all parties expend much energy during a house sale, so it’s important and satisfying to get each one over the line as smoothly as possible
- Overpriced properties almost always experience significantly fewer enquiries, viewings and general interest: accurate pricing is key to achieving any timely sale
- Properties realistically priced at £350,000 to £400,000 are selling well, however properties above these levels have fewer potential buyers and are more challenging to sell when faced with aggressive or unrealistic timescales
- Since August 2024, the Bank of England base rate has been cut five times, allowing some confidence around a continued downward trend
- According to Registers of Scotland for 2024 to 2025, 31% of house sales are in cities and transactions were up 7%. (Which, in turn, allows for a healthy country house, suburban and regional market place)
- Chains continue in Scottish house sales and Robb Residential continue to mitigate any impact via thorough vetting, relationship building and, at the point of total commitment, securing a legally binding deposit. You can read more about how we do that here.
Overall, the Scottish property market remains healthy, stock levels remain low enough to be a challenge, but base rates and tax implications mean the buyer community currently has the upper hand.
That said, properties continue to sell handsomely, especially allied with pinpoint pricing, high-quality listing, and realistic patience around the seller market. We see 2026 as another busy, rewarding year.
Those who are able to plan their sale and any move, or have flexibility around those, will be rewarded.
Robb Residential Lettings
Robb Residential Lettings’ strong year continues to highlight the ongoing need for a dynamic Private Rental Sector (PRS), despite the Scottish Government declaring a housing emergency two years ago.
Key letting trends:
- Increasingly, landlords using the Robb Residential full management service, allowing them time to enjoy their passive income and focus on other interests
- Despite the challenges of LBTT and ADS, reduced numbers of our landlords leaving the PRS, illustrating confidence in the sector and Robb Residential’s management excellence
- Rental rates continue to rise gently, increasing rental yields for landlords, with smaller properties in cities in particular demand
- The market buoyed via buy-to-let mortgage deals at competitive rates remaining increasingly available.
Observations across the wider PRS in 2025:
- Just under 8,000 households – according to Shelter stats – are living in properties that are classed as ‘unfit’, highlighting the value of responsible landlords and agents providing good and safe stock elsewhere
- Home ownership continues to be challenging for some first-time buyers, and social housing is scarce, emphasising and driving the demand for secure, comfortable housing
- Tenants in well-maintained, affordable homes rent for longer periods, auguring well for both tenants who enjoy their property, and the landlord
- The PRS is an increasingly vital option for tenants and it is important that landlord voices are heard, ensuring a vibrant sector with a stable supply of properties to meet demand.
Looking ahead to 2026, we see
- A strong lettings’ market, with an expected increase in rental yields
- Landlords continuing to invest in line with continued strong demand
- Continued incentives and deals on offer across the board for buy-to-let mortgages
- Landlords and tenants working together to improve and maintain properties, providing further stability in the PRS
- A continued increase in Robb Residential’s presence in key Glasgow areas such as Finnieston and the West End
- Our hardworking team continuing to lobby for landlords’ rights.
In Summary
Property sellers, buyers, landlords and tenants can be assured that since 1979 the team at Robb Residential have experienced all market conditions. With proactive marketing and a managed national database (while many modern-day agents rely entirely on the internet), and full follow-up calls to all interested parties, we take pride in sitting at the heart of every successful transaction for sales and lettings. And when properties take longer to sell or to let, we tenaciously and diligently unpick the reasons, create a picture of market response, and offer pro-active and effective remedial advice.
In 2026 Robb Residential will be as committed as ever to delivering professional, high-quality and tailored services across Sales and Lettings. This includes over Christmas and New Year: we are only a phone call or email away, or please pop in to the office for a coffee.
We hope you are all looking forward to downtime with family and friends, relaxing with some Festive fun. And although the impact of wars on the Scottish property scene is less erratic and random than a few years ago, sadly those conflicts persist, so we think of others, too, at this time.
Thank you again to all our clients for allowing us to be your estate and letting agent of choice.
Robb Residential are an Estate Agent based in Glasgow who deal in a range of unique and beautiful properties in the middle-to-prime market in Scotland. For more information, please contact us, email or call on 0141 225 3880.
Note: statistics, percentages and references are correct at the time of writing.
