Land for Sale in Orkney Islands

# Land for Sale in Orkney Islands

The Orkney Islands, an archipelago of approximately 70 islands off Scotland's northern coast, present a unique opportunity for land buyers seeking something truly distinctive. With only 20 of the islands permanently inhabited, Orkney offers everything from agricultural crofts and coastal plots to development opportunities in the thriving town of Kirkwall. The islands' remarkable blend of Neolithic heritage, renewable energy innovation, and agricultural productivity creates a land market unlike anywhere else in the UK.

Land prices in Orkney vary considerably depending on location, access, and agricultural quality. Agricultural land typically commands £3,000-£5,000 per acre for good arable ground on the Mainland, whilst more remote or less productive land may be available from £1,500-£2,500 per acre. Development plots with planning permission, particularly those with sea views near Kirkwall or Stromness, can command significantly higher prices per acre. The isolation and limited land availability mean that desirable plots rarely remain on the market for long.

The islands' economy is underpinned by agriculture, fishing, renewable energy, tourism, and increasingly, technology and creative industries. Orkney's pioneering work in tidal and wave energy has attracted significant investment, whilst the distilling industry—with Highland Park and Scapa distilleries—provides stable employment. For land buyers, understanding Orkney's unique culture, climate, and community-focused approach to development is essential before making a purchase.

Types of Land Available in Orkney

Agricultural Land dominates the Orkney landscape, with the islands' fertile soil supporting some of Scotland's most productive farming. The majority of agricultural land is used for beef cattle rearing and sheep farming, though arable farming—particularly barley and oats—remains significant. Orkney's climate, moderated by the Gulf Stream, allows for year-round grazing in many areas. Agricultural holdings range from small crofts of 5-10 acres to substantial farms exceeding 500 acres, with many traditional family farms occasionally coming to market.

Crofting Land represents an important category in Orkney's land market. Under Scottish crofting law, crofts provide security of tenure and specific rights to tenants, which can affect both availability and price. Prospective buyers should understand the complexities of crofting tenure, including the right to buy provisions and the regulatory role of the Crofting Commission, before considering such purchases.

Residential Development Plots are available primarily around Kirkwall, Stromness, and St Margaret's Hope, though opportunities exist in smaller settlements across the Mainland and on islands with ferry connections like Westray, Sanday, and Shapinsay. Building plots typically range from 0.25 to 1 acre, with larger plots available in more rural locations. The planning authority generally supports sustainable development that respects Orkney's distinctive character and archaeological heritage.

Woodland and Amenity Land is relatively scarce in Orkney due to the islands' exposure to Atlantic winds and salt spray. However, small sheltered pockets suitable for planting native species do exist, and there's growing interest in creating wildlife habitats and carbon sequestration projects. Amenity land near archaeological sites or with exceptional coastal views attracts buyers seeking holiday home development or eco-tourism ventures.

Commercial and Renewable Energy Land has become increasingly sought-after as Orkney positions itself at the forefront of marine renewable energy. Sites with potential for tidal or wave energy generation, or land suitable for supporting the renewable energy supply chain, can attract premium prices. The European Marine Energy Centre (EMEC) based in Orkney has made the islands a global testing ground for marine renewables.

Notable Features and Attractions

Orkney's UNESCO World Heritage Site, the Heart of Neolithic Orkney, encompasses Skara Brae, Maeshowe, the Stones of Stenness, and the Ring of Brodgar. Any land purchase near these sites requires particular sensitivity to archaeological considerations, as Orkney has one of the highest concentrations of prehistoric monuments in Britain. Development in archaeologically sensitive areas will require assessment and potentially excavation before planning consent is granted.

The islands are served by ferry connections from Scrabster on the Scottish mainland to Stromness (90 minutes), and from Gills Bay to St Margaret's Hope (60 minutes). Inter-island ferries connect the outer isles, though services can be weather-dependent during winter months. Kirkwall Airport provides regular flights to Aberdeen, Edinburgh, Glasgow, and Inverness, essential for business connectivity and accessibility. This transport infrastructure significantly affects land values, with properties on well-connected islands commanding premium prices.

Scapa Flow, the natural harbour between Orkney's southern islands, is historically significant as the site where the German High Seas Fleet was scuttled in 1919. Today it's a world-renowned diving destination and supports marine industries. Coastal land overlooking Scapa Flow or with potential marine access can be particularly valuable for tourism-related development.

The islands' exceptionally long summer days (midsummer daylight extends past 11pm) and relatively mild winters make Orkney attractive for agricultural productivity, though the near-constant wind presents challenges for certain types of development. Wind speeds average higher than almost anywhere in the UK, making wind turbines economically viable but requiring robust building specifications.

Planning and Development Considerations

Planning applications in Orkney are handled by Orkney Islands Council, which operates a planning system focused on sustainable development whilst protecting the islands' outstanding natural and cultural heritage. The Orkney Local Development Plan provides the framework for development decisions and should be consulted before purchasing land with development intentions.

Archaeological considerations are paramount in Orkney. The islands contain an estimated 3,000 recorded archaeological sites, and many more await discovery. Any ground disturbance may require archaeological assessment, and unexpected discoveries during development can cause significant delays. Professional archaeological advice early in the planning process is strongly recommended.

Building design standards in Orkney reflect the challenging climate and cultural heritage. Planning guidance encourages development that responds to traditional Orcadian architecture whilst incorporating modern energy efficiency. Stone and slate are traditional materials, though contemporary designs using appropriate materials are also supported where they respect local character. Given the wind exposure, structural engineering specifications must meet rigorous standards.

Septic tanks and private water supplies are common outside the main settlements, and land buyers must ensure adequate provision for these services. The Scottish Environment Protection Agency (SEPA) regulates private sewage systems, and water quality testing is essential where private supplies are used. Some areas have hard water with high mineral content, requiring appropriate treatment systems.

Crofting and agricultural designations can affect development rights. Land classified as prime agricultural land receives protection, and removing land from agricultural production requires compelling justification. For those considering the complete guide to buying land in the UK, understanding Scottish rural land designations is essential, as they differ significantly from arrangements elsewhere in Britain.

Community buy-out rights exist under Scottish land reform legislation, giving communities first refusal on land sales in certain circumstances. Whilst this rarely prevents sales, buyers should be aware that community interest in land purchases remains strong in Orkney's close-knit island communities.

Investment Potential and Market Trends

Orkney's land market has remained relatively stable compared to more accessible parts of Scotland, though quality agricultural land and development plots near Kirkwall continue to appreciate steadily. The islands' economic diversification—particularly in renewable energy, technology, and creative industries—has attracted new residents and supported property values. Remote working opportunities post-pandemic have increased interest in Orkney lifestyle purchases, with good internet connectivity now available across much of the archipelago.

Agricultural land investment in Orkney offers stable returns through farming or letting, with Orkney beef commanding premium prices and the islands' reputation for quality livestock well-established. Agricultural subsidies are transitioning under Scottish Government reforms, but support for island agriculture remains a policy priority given its importance to rural communities and landscape management.

Renewable energy presents perhaps the most significant growth opportunity. Orkney generates more renewable energy than it consumes, and developments in energy storage, hydrogen production, and grid connectivity could further enhance land values for sites suitable for energy generation or associated infrastructure. However, planning permission for wind turbines has become more restrictive due to landscape impact concerns.

Tourism and holiday accommodation continue to grow, with visitor numbers increasing year-on-year. Land suitable for developing holiday cottages, glamping sites, or eco-tourism ventures can generate strong returns, particularly when combining accommodation with authentic Orcadian experiences such as farm visits or archaeological tours. Understanding planning permission explained is crucial for anyone considering tourism-related development.

Community land projects are increasingly common in Orkney, with several islands and communities owning land collectively. This reflects a broader trend toward local ownership and control, creating opportunities for partnership approaches to development rather than purely individual investment.

For those seriously considering a land purchase in Orkney, obtaining a professional valuation specific to your intended use is strongly recommended. The unique characteristics of island land—including access limitations, service provision costs, and microclimate variations between islands—mean that generalised valuations rarely reflect true market value.

Living and Working in Orkney

Prospective land buyers should understand that purchasing land in Orkney often means embracing island life. The community is welcoming but close-knit, and newcomers who engage positively with island traditions and contribute to community life find the warmest reception. Services including healthcare, education, and retail are concentrated in Kirkwall, though smaller settlements maintain essential facilities.

The climate requires adaptation—wind is constant, sunshine hours are excellent in summer but limited in winter, and salt-laden air affects building materials and plant growth. However, the absence of major pollution, exceptionally low crime rates, and strong community bonds create an exceptional quality of life for those suited to island living.

Employment opportunities beyond agriculture include the renewable energy sector, tourism, public services, fishing, and increasingly, remote working for mainland employers. The islands support a thriving arts community, and cultural life—from traditional music to contemporary art—is vibrant year-round.

Orkney Islands offer land buyers something genuinely different: a chance to own land in one of Europe's most historically significant and naturally beautiful archipelagos, within a community pioneering renewable energy and sustainable island living. Whether seeking agricultural investment, a development opportunity, or simply a piece of this remarkable landscape, Orkney's land market rewards those who approach it with respect for its unique character and communities.