The former Victoria Road Primary School in Aberdeen has returned to the property auction market with an opening bid of £230,000, marking a significant reduction from earlier valuations as developers seek fresh opportunities at the historic site.
The 1.97-acre site, which includes planning permission for 50 residential flats across four buildings plus nursery and community space, is being marketed by Future Property Auctions for a timed online auction scheduled for September 11, 2025. The property description emphasises its potential as an “excellent rental location” despite acknowledging the buildings are in “very poor state of repair being dilapidated, vandalised and fire damaged”.
The auction follows the collapse of ambitious regeneration plans by Grampian Housing Association, which acquired the site in 2019 with partner Torry Development Trust. The partnership had planned to create 55 affordable homes while preserving the granite heritage buildings, designed to “breathe new life into the heart of Old Torry”.
However, in September 2024, Grampian Housing Association announced the project was “no longer feasible” due to significant reductions in affordable housing grant funding. Craig Stirrat, chief executive of Grampian Housing Association, explained: “The costs of the Victoria Road School regeneration project are significantly above those normally expected in delivering new build social properties, given the unique nature of the project in terms of regeneration, incorporation of community facilities and retention of the granite heritage”.
Historic Building Faces Uncertain Future
Built in 1878 by Aberdeen’s fishing community with £1,400 from the Fisherman’s Association of old Torry, Victoria Road School served local children until its closure in 2008. The Victorian granite structure, which survived Luftwaffe bombing during World War II, has since deteriorated significantly.
A devastating fire in May 2019 severely damaged the roof structure, occurring just weeks before the planned ownership transfer to Grampian Housing Association. The fire, combined with vandalism and the effects of time, has left the buildings requiring either extensive refurbishment or complete demolition.
Market Context and Industry Challenges
The property’s return to auction reflects broader challenges facing Scotland’s affordable housing sector, which has experienced severe funding constraints. The Scottish Government cut affordable housing budgets by £196 million for 2024/25, representing a 26% reduction that housing organisations warned would have “devastating consequences”.
Aberdeen’s property market has shown signs of recovery in 2025, with average house prices rising 1.9% year-on-year to £142,000. However, the industrial and commercial sectors face ongoing challenges from government policies affecting the local energy sector.
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Recent property auctions in Aberdeen have demonstrated varied performance, with residential properties selling between £18,000 and £175,000 depending on condition and location. The city’s affordability relative to other Scottish markets continues to attract investors, with average monthly mortgage payments representing approximately 16% of local salaries.
Planning Permission and Development Potential
The site retains valid planning permission approved in 2020 for a mixed-use development including affordable housing, nursery facilities, and community space. The approved plans called for retaining principal elevations of the original school buildings while reconstructing damaged sections using salvaged granite.
The auction represents a significant opportunity for private developers to acquire a substantial city site with established planning consent, though any successful bidder will need to address the extensive remediation costs and complex heritage considerations that ultimately derailed the previous regeneration scheme.
