Buying a home in The Elder Scrolls IV: Oblivion is one of the most rewarding decisions you can make. Whether you’re a treasure hoarder, a roleplay queen, or just sick of sleeping in Inns, this guide ranks every buyable house in Cyrodiil—from worst to best—so you can find your perfect little Tamriel retreat.
How Many Houses Can You Buy in Oblivion?
There are six purchasable houses available across Cyrodiil (excluding DLC and quest-based homes). Each varies in cost, location, storage options, and upgrade potential. Here’s how they all stack up.
6. Shack for Sale (Imperial City Waterfront)
Price: 2,000 gold
- Upgrades: 2,000 gold (from Sergius Verus in Three Brothers Trade Goods)
- Why It’s Low: It’s basically a glorified fishing shack. The cheapest house in the game, but also the worst in terms of comfort and storage.
Great for early-game roleplay, but let’s be real—it’s giving starter pack energy.
5. Rosethorn Hall (Skingrad)
- Price: 25,000 gold
- Upgrades: ~11,200 gold
- Why It’s Mid: While it’s massive and luxurious, Rosethorn Hall is outrageously expensive. It’s the most elite home, but way too much for most players unless you’re super late-game and stacked with gold.
Bonus: You get your own butler.
4. Benirus Manor (Anvil)
- Price: 5,000 gold (includes haunted house quest)
- Upgrades: ~2,000 gold
- Why It’s Cool: This house starts off cursed and haunted, and you’ll need to complete the quest “Where Spirits Have Lease” to clean it up. Once done, it becomes one of the most atmospheric homes in the game with decent storage.
The vibes? Immaculate. Just gotta survive the ghosts first.
3. Arborwatch (Chorrol)
- Price: 20,000 gold
- Upgrades: ~10,000 gold
- Why It’s Nice: Beautiful, upscale home in a peaceful city. It feels like an honorable knight’s retreat—perfect if you’re part of the Fighters Guild or the Knights of the Nine.
Pricey, but worth it if you like a cozy-yet-noble aesthetic.
2. Castle in Battlehorn (Fighter’s Stronghold DLC)
- Price: Free (after defending it in the “Battlehorn Castle” quest)
- Upgrades: Tons of optional renovations
- Why It Slaps: It’s a literal castle. Comes with guards, a blacksmith, a secret dungeon, and more. If you have the Fighter’s Stronghold DLC, this is easily one of the best places to live.
Not ranked #1 only because it’s DLC-only.
1. House in Bruma
- Price: 10,000 gold
- Upgrades: ~5,000 gold
- Why It’s the Best: It strikes the best balance between location, affordability, and cozy Nordic vibes. Bruma is also one of the most atmospheric cities in the game, especially if you love snow-covered towns.
Solid storage, great aesthetic, and a perfect home base for stealthy, magic-y, or warrior-y characters alike.
Honorable Mention: Frostcrag Spire (Wizard’s Tower DLC)
- Price: 8,000 gold
- Why It’s Magical: Best home for mages! Comes with spell-making altars, enchanting stations, and portals to all the Mages Guild halls. If you’re running a magic-focused build, this is your dream tower.
Check out how to join the Mages Guild in Oblivion if you’re planning to go full arcane.
Which House Should You Buy First?
If you’re just starting out, the Waterfront Shack is great for early-game inventory dumps, but we recommend saving up for Bruma as your first “real” house. It has the best overall value and location.
And if you’re planning on hoarding loot, definitely check out our guide on how to sell items in Oblivion so you can build up that home-buying cash fast!