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Navigating Scotland’s Property Market: What Are the Main Concerns?

Navigating Scotland’s Property Market: What Are the Main Concerns?

By Carl Warden, Head of Estate Agency

The property market in Scotland continues to show strength, with consistent sales, healthy interest levels, and improved availability of homes. These factors are encouraging signs for buyers and sellers alike. However, while there are many positives to take from the current landscape, certain concerns continue to pose challenges, some more frustrating than others.

High Transaction Costs: A Burden on Buyers

One of the biggest financial hurdles for buyers in Scotland is the sheer cost of transactions. While property prices themselves fluctuate based on demand and location, buyers must also contend with additional financial burdens such as the Land and Buildings Transaction Tax (LBTT) and the Additional Dwelling Supplement (ADS). The latter, sitting at a significant 8%, applies when purchasing a second home in Scotland, making it a considerable factor for those looking to invest or move before selling their existing property.

These costs, combined with legal and agency fees, can make property transactions an expensive undertaking, one that requires careful financial planning and consideration from buyers.

The Reality of Chains in Scotland’s Market

Perhaps the most frustrating challenge within Scotland’s property market is the issue of chains.  A situation that occurs when multiple transactions depend on one another to progress.

While some might associate chain selling more with the English market, it is equally prevalent in Scotland, and its effects can be felt across the housing landscape. If you’ve ever seen listings marked “unexpectedly back to the market” or “offer under consideration”, chances are a chain has fallen apart, leaving a seller and prospective buyer scrambling to find new options.

Why Do Chains Form?

Chains often form because buyers delay marketing their own homes until they find a property they want to purchase. This creates a frustrating expectation: sellers, who have already committed to marketing their homes, are pressured to pause their selling efforts and wait for the buyer’s own situation to resolve.

The chain extends until a cash buyer, first-time purchaser, or a fully ready buyer steps in, allowing transactions to complete. However, in many cases, patience wears thin, and expectations go unmet. When one party withdraws, the entire chain collapses, forcing buyers and sellers back to square one.

Navigating a Changing Market

Scotland’s property market continues to shift, and these challenges only reinforce the need for expert guidance. To avoid the pitfalls of chains, sellers should consider proactive marketing strategies, while buyers should carefully evaluate their position before making offers.

That’s where Bell Ingram comes in. With experienced, local agents who understand the complexities of Scotland’s market, we offer clear guidance and expert negotiation support to ensure a smoother, more successful property journey.

If you’re thinking of buying or selling, having access to the right advice at the right time makes all the difference. Get in touch today, and let us help you take the next step with confidence.

The Bell Ingram Blog Spot News

Renewable Energy Developments – Securing Land in a Rapidly Changing Landscape

Renewable Energy Developments – Securing Land in a Rapidly Changing Landscape

By Joe Greene MRICS

In an increasingly competitive and fast-evolving sector, Bell Ingram is at the forefront of helping renewable energy developers identify and secure suitable sites for wind, solar, and battery storage projects across the UK.

For landowners, these developments present lucrative opportunities, but the long-standing backlog of grid connection applications – some with connection dates extending beyond 15 years – has been a significant challenge. Now, with the National Energy System Operator (NESO) implementing major reforms in 2025, navigating these changes effectively has never been more crucial.

At Bell Ingram, our team of specialist corporate surveyors is working closely with developers and landowners to successfully manage these changes. By securing Exclusivity and Option Agreements, we help ensure that renewable energy projects remain viable and can contribute meaningfully to the UK’s ambitious Net Zero targets.

An Exclusivity Agreement gives a developer the sole right to negotiate with a landowner for a set period, ensuring that competitors cannot step in and the land is not sold on.

Meanwhile, an Option Agreement provides the developer with the right – but not the obligation – to lease or purchase the land once key conditions, such as planning permission or grid connection approval, are met. These agreements help landowners and developers work together with confidence, knowing that projects have a secure path forward.

Understanding the 2025 NESO Reforms

NESO is introducing reforms to improve how new energy projects connect to the UK’s electricity grid. Currently, over 700 gigawatts’ worth of projects are in the queue – more than double what the system requires in the coming years.

To address this, NESO has temporarily halted most new applications as of 29th January 2025. This pause is designed to allow the grid connection process to be restructured, making it more efficient and ensuring priority is given to projects that are ready to proceed and are essential for delivering clean energy by 2030.

One key element of these reforms is the introduction of a Progression Commitment Fee, a financial charge designed to ensure that only serious and well-prepared projects remain in the grid connection queue. Previously, some developers applied for grid connections even if their projects were not ready to proceed, leading to a long waiting list and significant delays.

By requiring this financial commitment, NESO aims to filter out speculative applications, prioritise projects that are ready to move forward, and ultimately speed up the overall connection process. This change aims to streamline the process, reduce delays, and support the UK’s transition to a cleaner energy system.

What This Means for Landowners and Developers

For landowners considering renewable energy opportunities, understanding how these reforms affect site selection and grid connection timelines is essential. Bell Ingram’s expertise in utilities, infrastructure, and renewables positions us perfectly to guide clients through this evolving landscape. By proactively securing land agreements and navigating NESO’s new framework, we help ensure that viable projects move forward without unnecessary delays.

Coverage of the NESO Reforms

The 2025 NESO reforms apply across Great Britain – including England, Scotland, and Wales – but not Northern Ireland, which operates under a separate electricity system managed by the System Operator for Northern Ireland (SONI).

As the renewable energy sector continues to evolve, working with knowledgeable experts is key to unlocking opportunities in this dynamic market. If you’re a developer or landowner looking to secure land for renewable projects, Bell Ingram is here to help you navigate the changes with confidence.

Get in touch with our team today to explore your options in the renewables sector.

GIS Mapping Page, The Bell Ingram Blog Spot News

Mapping the Future: Helen’s Path from Sustainability Studies to GIS Solutions

Mapping the Future: Helen’s Path from Sustainability Studies to GIS Solutions

We’re pleased to introduce Helen Heartwood, who has joined Bell Ingram’s Utilities & Renewables team as a Graduate GIS Technician. Based in our Perth office, Helen supports a wide range of projects across the utilities, rural land management and forestry sectors. She brings strong geospatial skills to help deliver practical, data-led solutions that support both clients and internal teams.

Helen recently completed her MSc in Sustainability and Environmental Modelling at the University of Dundee. With a solid academic foundation and a clear passion for rural and environmental issues in Scotland and beyond, she’s already proving to be a valuable member of the team.

Can you tell us a bit about your role and what it involves?

As a Graduate GIS Technician, I support the team by producing maps, conducting spatial data analysis and contributing to a wide range of projects involving land use management and utilities. My role is varied, and I enjoy the opportunity to apply technical tools like GIS to real-world challenges.

What attracted you to this opportunity at Bell Ingram?

I grew up in rural Dumfries and Galloway and have been interested in land management and farming from an early age. Bell Ingram’s strong links to rural land management, combined with its multidisciplinary approach, really appealed to me. The chance to gain hands-on experience while completing my postgraduate studies has been ideal. I also appreciate working on projects that have a tangible impact on the landscape and local communities.

What experience or areas of expertise do you bring to the team?

My academic background spans environmental regulation, geospatial analysis and sustainability principles. I’ve worked with GIS, R for statistical programming, remote sensing and have training in surveying, AutoCAD and construction science. I’m particularly interested in global land change, conservation and the intersection between environmental science and policy.

My path into this field has been a bit unconventional – after earning my undergraduate degree in 2010, I spent several years working in commercial kitchens and hospitality. That experience gave me a different perspective and a real appreciation for clear communication. I aim to present information in a way that’s accessible, even to someone without a technical background.

Growing up in a small rural community where my mum has been actively involved in local projects sparked my interest in sustainable rural and community development – something that’s been further reinforced through my studies.

What do you enjoy most about your work so far?

I really enjoy the practical side of the job – taking what I’ve learned in university and applying it to real projects. The variety keeps things interesting, and I value the collaborative nature of the team. There’s always something new to learn.

I’ve especially enjoyed working on everything from small title and sale plans to identifying ownership of large areas of land. And I love that I can bring my dog, Cleo, into the office – she’s definitely made herself at home under the radiator and has become part of the Bell Ingram family!

How do you spend your time outside of work?

Outside of work and my studies, I love spending time outdoors – whether that’s walking Cleo (pictured above), heading out on my bike or exploring Scotland’s natural landscapes. I’m still a keen cook after my time working in kitchens, and I also enjoy painting and reading nature books.

Farm & Estate Sales Page, The Bell Ingram Blog Spot News

Planning Your Farm Sale: Why Time is Still Your Best Ally in 2025

Planning Your Farm Sale in 2025

By Malcolm Taylor, Head of Farm Sales

With the busy farm sales season just around the corner, now is the time to act if you’re considering selling your farm in 2025. As one of Scotland’s most experienced rural property teams, Bell Ingram understands the importance of timing, preparation, and local knowledge in achieving the best outcome for your sale.

Why Spring is the moment to move

Spring marks the start of peak selling season in the Scottish rural property market. Farms look their best, buyers are active, and the market tends to gain momentum. But to take full advantage of this seasonal window, your preparations should already be underway.

Local expertise you can rely on

With decades of experience in the Scottish agricultural sector, Bell Ingram’s farm sales team combines deep-rooted local knowledge with a comprehensive understanding of market trends. Whether you’re selling a productive arable unit, a mixed holding, or a traditional hill farm, we know how to position your property for maximum appeal.

Bell Ingram’s recent analysis indicate significant trends in the Scottish farmland market:

  • Demand for prime arable land is exceptionally strong.
  • Purchaser type are mostly neighbouring farmers who are looking to expand or set their sons/daughters up with their own holding.
  • Bare land sales last year achieved upto 30% above asking price.
  • One equipped unit in Angus sold for over 35% over asking price.

Get ahead: The fey steps to take now

A successful sale begins well before your property hits the market. Here’s how to make sure you’re ready:

  • Tax Planning
    Recent updates to inheritance tax rules make it vital to speak with your accountant early. Strategic planning now could help you unlock valuable reliefs and avoid surprises later.
  • Legal Preparation
    Title issues and boundary clarifications can delay a sale if left too late. Starting the legal process now with your solicitor ensures everything’s in place when the time comes.
  • Marketing that makes an impact
    A carefully crafted marketing campaign – tailored to your farm’s unique features – can dramatically increase buyer interest. We’ll advise on the best approach, whether that’s selling as a whole, splitting into lots, or enhancing the property’s presentation.

Strategic selling in 2025

In a market that’s both competitive and evolving, strategy matters. Our team works with you to make smart decisions based on your property’s strengths and current buyer demand:

  • Residential appeal
    Could minor improvements to on-site dwellings increase buyer interest or overall value?
  • Selling as a Whole or in Lots
    The right packaging can unlock greater value. We’ll help assess the most beneficial approach.
  • Know your buyer
    While lifestyle features draw interest, buyers remain focused on land quality, location, and infrastructure. Understanding your target market is key – and that’s where our insight pays off.

Don’t wait – get started today

Scotland’s agricultural market offers real opportunity in 2025 – but only for those who are prepared. At Bell Ingram, we’re already working with serious buyers looking for the right property, from bare land to equipped farms. If you’re thinking about selling, let’s talk.

Contact Malcolm Taylor on 01307 462 516 or email malcolm.taylor@bellingram.co.uk to start planning your successful farm sale today.

Farm & Estate Sales Page, The Bell Ingram Blog Spot News

I’m Hearing The Same Thing From Farmers Everywhere – They’re Thinking About Selling, Just Not Yet

I’m Hearing the Same Thing from Farmers Everywhere – They’re Thinking About Selling, Just Not Yet

By Rhona Booth, Partner

As both a farmer and someone working closely with rural clients here in Angus, I get to see things from both sides. And right now, when it comes to farm sales, there’s a definite pattern emerging.

I’ve got a lot of clients telling me they plan to sell – just not yet. The intention is there, but the commitment isn’t. Most of them are in their late 50s, with no obvious successors coming through behind them. They’re thinking about the future, they know a sale might be the right step at some point … but taking that first move is hard.

And I completely understand why.

Selling a farm isn’t just about land and money – it’s about legacy, identity, and everything that’s been built over a lifetime. Add to that the uncertainty around government support and the upcoming inheritance tax changes, and it’s no wonder people are hesitant.

From April 2026, the proposed cap on agricultural property relief for inheritance tax purpises is £1 million – means anything above that could face a hefty tax bill. For some, that’s a real trigger to start planning. But for others, it’s just another complication that makes the decision even harder.

That’s why I think this is the right time to keep the conversation going — not just this year, but over the next few. Even if you’re not ready to sell now, there’s real value in starting to explore your options early. It helps take the pressure off and gives you the chance to make informed choices when the time feels right.

Our team is here for that exact reason. We’re not here to push you into selling – just to offer a sounding board, a bit of advice, and a chance to talk things through.

If you’ve been mulling it over quietly, or you just want to understand what a sale might look like down the line, please don’t hesitate to get in touch. We’re always happy to have that first conversation – and it might be the most useful one you have this year.

Contact Rhona Booth on 01307 462 516 or email rhona.booth@bellingram.co.uk.

The Bell Ingram Blog Spot News

In Conversation With Our New Planning Consultant Garry Dimeck

In Conversation With Our New Planning Consultant Garry Dimeck BTP MRTPI

We’re pleased to welcome Garry Dimeck to the team as a Planning Consultant, working within Bell Ingram Design – our in-house architectural practice. While based in the Design team, Garry works closely with colleagues across the wider Bell Ingram business to deliver expert planning advice to clients operating in a diverse range of sectors, from rural estates and private landowners to commercial developers and community organisations.

Garry brings extensive experience from both public and private sectors, helping clients unlock development opportunities with strategic, solutions-led planning advice.

As part of Bell Ingram’s Planning and Development service, Garry supports clients in securing planning permission for both rural and urban development. Working closely with architects, forestry, and utilities colleagues, the planning team becomes involved at the earliest stages of a project to ensure proposals are viable and feasible from the outset. This integrated, cross-disciplinary approach is central to Bell Ingram’s high success rate in navigating increasingly complex planning systems across Scotland.

Can you tell us a bit about your role and what it involves?

Garry: I provide professional town planning advice to a wide range of clients across Scotland and the UK – including individuals, landowners, businesses, and community groups. My role involves supporting clients through all stages of the planning process, from early-stage appraisals through to submission and negotiation, ensuring the best route to consent.

What attracted you to this opportunity?

I was drawn to Bell Ingram Design’s integrated, collaborative way of working and its strong track record across rural and built environments. Being part of a multi-disciplinary team that understands the broader development context – from architecture to land management – enables us to offer clients a more streamlined, strategic service. I also value the opportunity to collaborate with colleagues across the business, drawing on a wide range of expertise to deliver the best outcomes for clients.

What professional experience do you bring to the team?

I’ve worked in senior roles in both public and private sector planning, and for the last nine years have run my own Planning Consultancy. This has given me a strong understanding of how planning authorities operate and what’s needed to achieve a positive outcome. My focus is always on helping clients ‘de-risk’ their proposals – whether that’s through detailed appraisals, tailored strategy, or effective engagement with local authorities and consultees.

What do you see as the most rewarding part of your work?

Planning can be a powerful tool for shaping places and delivering meaningful change. I find it rewarding to guide clients through the complexity and help realise developments that are both commercially and socially valuable.

How do you spend your time outside of work?

Home life is a small-holding so free time can be limited, but when opportunity allows you will find me exploring the golf courses and fishing lochs of Scotland – there are so many!

The Bell Ingram Blog Spot News

Safeguarding Scotland’s water: Peatland Restoration in Action

Safeguarding Scotland’s Water: Peatland Restoration in Action

By Mark Mitchell

I recently came across this article on the BBC News website discussing the large-scale peatland restoration efforts at Loch Katrine, a project with significant implications for water quality, biodiversity, and climate change mitigation. You can read the full article here: BBC News – How repairing peat could prevent Glasgow’s tap water turning brown.

Loch Katrine, which supplies water to 1.3 million people in and around Glasgow, has seen its surrounding peatlands degrade due to overgrazing and climate change-induced extreme weather. This degradation has led to increased organic run-off, making water treatment more complex and costly. Without intervention, Glasgow’s tap water could turn brown during major storms, posing potential health risks.

The project, managed by Scottish Water and Forestry and Land Scotland, aims to restore 400 hectares of peatland and create one of Europe’s largest new woodlands. These efforts are expected to capture a million tonnes of carbon over 60 years while enhancing biodiversity. Advanced monitoring technologies, including satellite-linked radiometer sensors, are being used to track water quality in real time.

At Bell Ingram, we understand the critical role of peatland restoration in improving water quality, reducing carbon emissions, and enhancing natural habitats. Our surveyors are actively co-ordinating similar projects for private clients across Scotland, ensuring that these vital ecosystems are protected for future generations.

It’s inspiring to see large-scale nature-based solutions like this being implemented. If you’d like to learn more about how Bell Ingram can support peatland restoration, get in touch with our team.

Our people

Mark Mitchell

Mark Mitchell

Managing Partner, FRICS
Rural Land Management, Valuations
Tel: 01738 646 584

About: Mark is responsible for the strategic direction and overall performance of the firm. He specialises in all aspects of Estate and Facilities Management for private, corporate and public sector clients. He is experienced in the acquisition, disposal and management of estates and farms, rental negotiation and management of residential property. Interests: Estate Agency, Private Estate Management, Rural Land Management, FRICS Registered Valuer.

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We'd love to hear from you, use the form below to email me direct

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    Shaping the Future of Land Management: Key Takeaways from SLE’s Training Day

    Shaping the Future of Land Management: Key Takeaways from SLE’s Training Day

    Hamish Hope, Senior Surveyor, Beauly, attended the annual Scottish Land and Estates (SLE) Land Managers Training Day at Perth Racecourse on 26th March, joined by colleagues from Bell Ingram’s Rural team. This flagship CPD event brought industry professionals together to tackle key challenges and share knowledge. Here are the key takeaways:

    • Scottish Land Reform Bill Update: Stephen Young (SLE) provided insights as the Bill was debated in Parliament that same day. Expect significant changes ahead.
    • Compulsory Purchase & Infrastructure: Scott Logan (Brodies LLP) outlined powers under the Electricity Act, critical for land managers dealing with 400kV power lines and A9/A96 dualling projects.
    • Housing & Energy Efficiency: Anna Gardiner (SLE) highlighted the 2027 requirement for agricultural tenancy properties to meet the repairing standard. Questions remain over landlord vs. tenant responsibilities.
    • Biodiversity & Future Land Use: Joseph Dance & Francesca Fowler-Walsh (Savills) stressed the need to benchmark biodiversity now to prepare for a potential credit system. AI could drive efficiencies.
    • Agricultural Support & Policy Changes: Eleanor Kay (SLE) unpacked key schemes, including the Agricultural Reform Programme and Future Farming Investment Scheme. The industry is changing fast – staying informed is essential.
    • Workshops in Action: Hamish attended sessions on maximising compensation from access rights and best practices for community engagement (Scottish Land Commission). Both provided invaluable, real-world insights.

    The day wrapped up with an expert panel tackling industry-wide questions. It was an insightful and engaging event – essential for keeping ahead of sector developments. Looking forward to next year!

    Our people

    Hamish Hope

    Hamish Hope

    Senior Surveyor, MRICS
    Land Management
    Tel: 01463 717 799

    About: Hamish is an experienced RICS Chartered Surveyor and Registered Valuer, working across the Highlands with a focus on rural estate management from traditional sporting estates to diversifications. He is a graduate of Edinburgh Napier University with MSc Real Estate Management and Investment. Interests: Estate Management, Sales & Lettings, Valuations, Domestic Energy Assessments.

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      Scotland’s West Coast: Where Business Meets Breathtaking Scenery

      Scotland’s West Coast: Where Business Meets Breathtaking Scenery

      By Andrew Fuller, Oban Estate Agent

      Investing in lifestyle businesses along Scotland’s stunning West Coast offers a rare combination of natural beauty and entrepreneurial opportunity. Known for its rugged landscapes and serene lochs, this region is home to a diverse range of business ventures. Bell Ingram has facilitated the sale of guest houses, marinas, chalet parks, and tearooms, helping many buyers turn their dreams into reality. One particularly exciting opportunity currently on the market is Sonachan House, located on the banks of Loch Awe.

      Sonachan House is an impressive Scottish residence that blends lifestyle and business potential. The property includes a spacious four-bedroom ground-floor apartment, Kintyre Apartment, which retains its original architectural charm. Additionally, there are four well-established letting chalets, each offering breathtaking views across Loch Awe towards Ben Cruachan. The extensive grounds feature woodland walks, shoreside access, and a boat parking area with a slipway – perfect for water enthusiasts. This exceptional property is available for offers over £725,000.

      Scotland’s West Coast is brimming with opportunities for those looking to invest in lifestyle businesses. Guest houses, such as Tanglin Guest House in Oban, are in high demand. This seven-bedroom mid-terrace property, on the market for offers over £395,000, enjoys strong visitor numbers, attracting tourists eager to explore this vibrant coastal town.

      Chalets and pods are also popular options for those looking to relocate. Investing in holiday chalets provides an opportunity to tap into the region’s thriving tourism sector. The chalets at Sonachan House, for example, boast a history of repeat bookings, making them a solid investment.

      For those seeking a more customer-facing venture, running a charming tearoom could be the perfect fit. The Old Byre and Heritage Centre, a well-loved tearoom, gift shop, and local history centre, is currently on the market alongside Torr A’ Chlachainn House, a beautiful family residence. Located to the north of the Isle of Mull, this unique opportunity has come to market due to retirement.

      When considering a lifestyle business in the West Coast, it’s essential to evaluate factors such as location, accessibility, and existing tourism infrastructure. Properties with standout features, such as private jetties, moorings, or historical significance, often attract additional interest and value.

      Finding the perfect lifestyle property requires expert guidance. Engaging with a knowledgeable estate agent who understands the local area is crucial—not just for the transaction itself, but also for advice on community life, transport links, schooling, and local events.

      Andrew heads up the Estate Agency team in our Oban office and is focused on ensuring his clients have a first-class experience when they list their property with Bell Ingram. A resident of the Isle of Mull, Andrew is very well known across the West Coast of Scotland and has developed an excellent reputation for marketing prime residential property, including plots, crofts, island homes and lifestyle opportunities. 

      For more information on our residential property services in Argyll & Bute click here. Or contact Andrew Fuller on 01631 566 122,  or email andrew.fuller@bellingram.co.uk.

      Our people

      Andrew Fuller

      Andrew Fuller

      Senior Associate
      Estate Agency
      Tel: 01631 566 122

      About: Andrew heads up the Estate Agency team in our Oban office and is focused on ensuring his clients have a first-class experience when they list their property with Bell Ingram. A resident of the Isle of Mull, Andrew is very well known across the West Coast of Scotland and has developed an excellent reputation for marketing prime residential property, including plots, crofts, island homes and lifestyle opportunities. Andrew joined Bell Ingram following almost 15 years managing several high-level private and commercial development projects in the United Arab Emirates. Interests: Residential Estate Agency, Rural Property Sales.

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