Housing need in Highland

A news release on The Highland Council web site reported on 29 October that:

"A recent housing study undertaken for The Highland Council has highlighted a chronic and persistent lack of affordable housing in the Highlands. "

For more details click here and APTSec has contacted THC to ask for a copy of the study mentioned in the news release - and I have to say spoken to an extremely cheery and helpful lady who was answering the 702000 number (in fact those who have answered the phone to APTSec at this number have been most helpful and pleasant)

The Highland Council's Housing Strategy 2003-2008 (September 2003) is also currently available on the web site, and it contains some interesting facts; for example:

"In terms of housing, the Badenoch & Strathspey Area is one of the most stressed. It is also the fastest growing mainly due to a large in-migration of households at or near retirement age. Its population is older than the Highland average and is ageing significantly. Employment is mainly based on the tourism industry and so low/seasonal and insecure incomes affect people’s ability to compete in the housing market. Due to high levels of second / holiday home ownership, many houses in the area are not accessible to the local population but they are important to the local economy. Average house prices are the highest in Highland and fewer houses are being sold at
the cheaper end of the market76. There is considerable need and demand for affordable rented housing. The very high number of properties sold through the Right to Buy is thought to have contributed to this."


"The Caithness population has been declining over the last ten years and projections suggest that this trend will continue over the next decade, mainly due to out-migration. However, the extent of this will be dependent on the success of economic initiatives. An ageing population will accompany the decline in population, with numbers of people under 44 expected to drop at a higher rate than expected across the rest of Highland. Caithness includes a number of communities considered to be ‘fragile’ particularly in the south-east. In general, unemployment is similar to the Highland average although there are pockets of deprivation, with unemployment being highest in Wick."


"Inverness City dominates this area – it has a third of Highland’s population. The Inner
Moray Firth is one of the fastest growing areas experiencing population growth along
with significant employment growth, anticipated to continue due to its relatively
buoyant economy and inward investment. In-migration, a current (and projected)
population that is generally younger (although with above average ageing in Ross and
Cromarty) and the overall trend towards smaller households all contribute to a
projected substantial growth in households and growing demand for housing in the
area over the next five years.

"Demand for social rented housing is much greater than current supply across the area and particularly within Nairn and the rural communities of Inverness. Most people are applying to living in Inverness where the Council’s housing waiting list is increasing at a faster rate than average. Inverness has most of Highland’s homelessness. There are small pockets of deprivation and lower demand housing evident in the Inner Moray Firth. Although Inverness’s private rented housing sector is growing there are indications that demand is greater than supply, and turnover is high. There is a very high projected shortfall of social rented housing to meet need, particularly in Inverness"

"The population in Lochaber has fallen and whilst this trend is expected to continue (although small), there is a projected growth in people aged 35 – 54. Population increases have been highest in the rural communities around Fort William. Whilst the area has low levels of unemployment it is very dependent on tourism and so low and insecure incomes, combined with high costs of living, affect people’s ability to meet their housing needs on the open market."

"There is a lack of housing for locals and key workers and the availability and cost of housing is a key constraint on attracting employees into the area, which is affecting economic activity. Applications for Council and housing association housing are increasing, both in Fort William and in surrounding villages, and there is above average demand compared to supply. Supply of social rented housing is not expected to meet housing needs. High levels of Right to Buy Council house sales have resulted in over half being sold."

"Skye and Lochalsh is one of Highland’s most pressured and fastest growing areas. The population is expected to increase particularly through in-migration of those at or near retirement. An above average increase of older people is expected. Some remote rural communities are regarded as ‘fragile’. Employment growth around Portree and Broadford is increasing housing stress in the area."


"Sutherland’s population is very sparse and this impacts on issues, service delivery and policy responses. There is a difference in the type of issues facing the east and north/ western areas of Sutherland. Considerable population decreases are projected, particularly those aged between 35-54 and young people. There are more older people, compared with Highland, and a significant increase in elderly households is projected. There are very high unemployment levels and seasonally fluctuating employment. Economic decline is the main issue to contend with and a large number of communities are ‘fragile’ and in need of economic regeneration."


"This area is characterised by small, dispersed settlements. The population in Wester Ross
has marginally increased, particularly in the small west settlements. Whilst it is expected to remain stable, there are, on average, more elderly people and there is projected to be a significant drop in the 15-34 age group reflecting the continuing fragility of this area and decline in economic activity. House prices are similar to the Highland average although prices at the cheaper end of the market are higher than elsewhere and rising faster than prices overall. This may cause problems for low income households trying to access home ownership. High prices are possibly due to houses tending to be larger than elsewhere and/or because of in-migration of households (purchasing retirement or second homes) increasing prices and putting pressure on the housing market."