Is Aberdeen or Caerphilly better for buy-to-let?

Aberdeen has the higher average gross yield at 5.5%, while Aberdeen has the lower average purchase price at £195,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Aberdeen?

The average gross rental yield in Aberdeen is approximately 5.5%. On a typical £195,000 property that works out at roughly £894 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Caerphilly?

The average gross rental yield in Caerphilly is approximately 5.5%. On a typical £225,000 property that works out at roughly £1,031 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

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Aberdeen vs Caerphilly for Property Investment

Aberdeen leads on gross yield at 5.5%, while Aberdeen has the lower entry price at £195,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Aberdeen vs Caerphilly at a glance

Metric	Aberdeen	Caerphilly
Average gross yield	5.5%	5.5%
Average property price	£195,000	£225,000
Implied monthly rent	£894	£1,031
25% deposit	£48,750	£56,250
Stamp duty (additional property)	£9,750	£11,250
Population	230,000	45,000
Region	Scotland	Wales
Investor rating	Good	Good

Aberdeen

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 230,000. On the average £195,000 purchase, a 5.5% gross yield implies roughly £894 per calendar month in rent — a useful sanity check when you are reviewing a listing. Oil capital diversifying economy post-pandemic.

Workable
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Aberdeen guide

Caerphilly

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 45,000. On the average £225,000 purchase, a 5.5% gross yield implies roughly £1,031 per calendar month in rent — a useful sanity check when you are reviewing a listing. Castle town with Cardiff access.

Workable
Standard buy-to-let
Consider carefully
HMO / rent by the room
Strong fit
First-time landlord

Full Caerphilly guide

Which is the better investment?

If monthly cash flow is your priority, Aberdeen is the stronger option on paper at 5.5% gross. If you want the lower capital commitment, Aberdeen needs around £48,750 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.

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