Flats vs houses - Which one is best for first-time buyers?

When you're stepping onto the property ladder for the first time, one of the biggest decisions you'll face is whether to buy a flat or a house. With so many factors to weigh up - from location and lifestyle to budget and long-term goals - understanding the pros and cons of each property type can help you make a confident choice.

So, what’s best for first-time buyers in Scotland: a flat or a house? Let’s explore.

First-time buyer flats: Affordable and convenient

The pros of buying a flat

For many first-time buyers, especially in Scotland’s cities, flats are typically the more affordable option. Entry prices tend to be lower than for houses, meaning your deposit can stretch further and your mortgage repayments might be more manageable too.

Flats are also commonly located in central areas, close to public transport, shops, cafes, and workplaces. If you’re keen on a lively, walkable lifestyle without relying on a car, a flat in the city centre or a well-connected neighbourhood could be ideal.

Maintenance is another plus point. In most flats, communal areas and exteriors are looked after by a factor (property management company), which takes the hassle out of maintaining things like the roof or stairwell. It’s also worth noting that flats often come with lower energy bills due to shared walls and smaller spaces.

The cons of buying a flat

However, there are trade-offs. Flats typically come with monthly service or factoring fees, which cover maintenance of shared spaces. These can vary widely and should always be factored into your budget.

You’ll also have less space… indoors and out. A lack of private garden might not be an issue for some, but if you’re dreaming of BBQs in your own back garden or getting a dog, this could become a sticking point.

In Scotland, many flats are also leasehold (especially in new developments), so it’s important to check the terms of the lease, restrictions, and any potential ground rent.

First-time buyer houses: Space, privacy and long-term potential

The pros of buying a house

If space and privacy are top of your wish list, a house might be the better fit. Even a modest starter home can offer multiple bedrooms, private gardens, and more storage - perfect for growing families or simply those who like room to spread out.

Houses are also more likely to offer off-street parking and a greater degree of freedom. Fancy extending the kitchen or adding a conservatory down the line? With a house, there’s often more potential to make structural changes, subject to planning permission.

In the long run, houses tend to appreciate in value more steadily than flats, especially if located in sought-after suburban or commuter-belt areas. This makes them a potentially stronger investment over time.

The cons of buying a house

The biggest hurdle? Cost. Houses generally come with a higher price tag, meaning first-time buyers might need a bigger deposit and mortgage. In places like East Lothian, West Lothian, or the Scottish Borders, there are more affordable houses available, but you may need to compromise on proximity to the city.

Maintenance is also your responsibility. That means keeping on top of gutters, fences, heating systems and everything in between. For first-time buyers, this can feel like a steep learning curve.

Finally, houses tend to be located further out from city centres, so you might need to factor in longer commutes or higher transport costs.

Should I buy a flat or a house as a first-time buyer?

Ultimately, there’s no one-size-fits-all answer. It comes down to your lifestyle, priorities, and budget.

If you’re after a foot on the ladder in a vibrant area, with lower upfront costs and less hassle, a flat could be perfect. It’s a great choice for young professionals, couples, or anyone looking to stay flexible and mobile in the early stages of property ownership.

On the other hand, if you’re planning to settle down, start a family, or want the freedom to personalise and grow your home, a house may be worth stretching for - particularly if you’re looking just outside the city, where more space often comes at a more accessible price.

Whichever route you choose, make sure you do your research. Check the Home Report, factor in all running costs (including council tax, energy bills, and insurance), and speak to a mortgage adviser to understand what’s realistic for your budget.

And remember, your first home doesn’t need to be your forever home. Whether you start with a flat or a house, you’re building equity and experience, and that’s what really counts.

Explore your options with ESPC

With thousands of properties across Edinburgh, the Lothians, Fife, the Borders and beyond, ESPC is here to help you find the right first home - whether that’s a stylish city-centre flat or a cosy two-bed house in a quieter spot.

Browse our listings, read more advice in our First-Time Buyer Hub, or get in touch with one of our local solicitor estate agents today.