Average House Price Scotland - ESPC House Price Report - May 2025

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £283,335 during March - May 2025, up 3.6% year-on-year.
• Properties achieved 101.5% of their Home Report valuation on average, down 0.2 percentage points on the same time last year.
• New property listings were up 4.8% while sales volumes decreased by 1.3%.
• The median selling time for property was 27 days, one day slower than the period March - May 2024.
• 20.4% of homes went to a closing date, down from 21.8% last year.

Average selling prices rose across the majority of regions

The average selling price of property across Edinburgh, the Lothians, Fife and the Borders during March - May 2025 was £283,335, which is 3.6% higher than the same time the previous year.

The most expensive region to buy a property was Edinburgh, with an average price of £301,077, while the most affordable place to buy a home was West Fife & Kinross, where homes cost £216,193 on average.

ESPC data reveals that across the core areas, most markets experienced a rise in average house prices, while a couple saw a decrease. The Scottish Borders enjoyed a year-on-year increase of 8.1%, resulting in an average house price of £227,616. With an annual rise of 6.0%, Midlothian's strong performance resulted in a new average house price of £269,943. West Lothian also experienced good growth - with the average house price rising 5.2% to £278,728.

By contrast, East Fife experienced the largest decrease in average selling price across ESPC areas, with a dip of 6.2% in comparison to March - May 2024, meaning the average sat at £252,567. East Lothian also experienced a slight decline in average house price, dropping 1.7% to £280,082.

Taking a closer look at the capital, ESPC data shows that Edinburgh City Centre continues to show notable growth. Home to desirable areas such as New Town, Old Town, Stockbridge, West End, and Comely Bank, average house prices here enjoyed a sharp rise of 8.4%, resulting in a new figure of £341,289.

Following the upward trend of Midlothian as a whole, Dalkeith enjoyed a 22.5% increase year-on-year resulting in a new average selling price of £282,662. Likewise, nearby Bonnyrigg experienced a decent rise in the average house price, jumping 7.8% to £264,977.

For first-time buyers, areas including Musselburgh, Gorgie and Dunfermline all offered good options, with a variety of property types and sizes selling on average for less than the LBTT threshold price of £175,000. Dunfermline offered the most affordable property overall, with two-bedroom flats there selling for an average of £141,293.

Local property markets remain stable but competitive

Between March and May 2025, properties across Edinburgh, the Lothians, Fife, and the Borders were typically sold much closer to their Home Report valuations. During this period, buyers paid an average of 101.5% of the valuation to secure a property - down two percentage points compared to the same time last year.

Most areas saw a reduction in the premiums paid above the Home Report value. However, West Lothian and the Scottish Borders bucked this trend, with average increases of 1.5 and 0.5 percentage points, respectively.

East Fife offered the biggest bargains, with homes selling for an average of 98.9% of their Home Report valuation - a year-on-year drop of 2.8 percentage points.

In Edinburgh, properties sold for an average of 101.8% of their valuation, matching last year’s figure. The South West of Edinburgh saw particularly strong demand, with successful offers averaging 103%.

On the other side of the city, the sought-after neighbourhood of Easter Road commanded the highest overall premium across Edinburgh, with buyers paying 106.0% of the Home Report to call this area their home.

Overall, 72.6% of properties sold at or above their Home Report valuation, a slight rise from 72.1% the previous year. The recent surge in new listings has reduced market competition, leading to a more moderate bidding environment and tempering the premiums buyers are willing to offer in a market with increased choice.

Property market activity decelerated in many areas

Between March and May 2025, the median time for properties to go under offer was 27 days - just one day longer than during the same period in 2024. This slight change reflects a stable market, providing reassurance for both buyers and sellers. Buyers benefit from having a bit more time to carefully consider their options, while sellers can still expect interest to materialize within a few weeks.

As expected, selling times varied by region and property type, with some areas showing stronger demand than others. Only a few regions saw quicker sales than the previous year. In West Lothian, the median time to sell dropped to 29 days - eight days faster than the same period in 2024. West Fife & Kinross led the market with properties selling in just 16 days on average, three days quicker than last year.

Edinburgh’s overall median selling time held steady at 26 days, matching the previous year. However, certain neighbourhoods moved at a much quicker pace. In the south west of the city - covering popular areas like Balerno, Currie, and Juniper Green - properties sold in just 17 days, a significant improvement of 15 days compared to the same period last year.

Looking at property types and regions, two-bedroom flats in Dunfermline were especially in demand, selling in only 13 days - two days faster than in 2024.

Overall, 21.2% of properties went to a closing date, representing a slight decrease of 1.3 percentage points year-on-year.

The number of property sales dipped slightly

Property sales volumes across Edinburgh, the Lothians, Fife and the Borders stayed much the same in March - May 2025 as the previous year, with a slight decline of 1.3%. With a rise in properties coming to market, coupled with a marginally slower market pace and fewer homes going to a closing date, buyers can feel a little less pressure to act competitively.

Among the top ten areas with the highest property sales volumes, Dunfermline led the way - despite a 39.3% year-on-year decline in transactions, however this was following a higher than typical volume of sales in 2024. Leith and Corstorphine followed in second and third place, while Musselburgh ranked fourth, recording a 7.1% annual increase in sales.

Dalkeith and Bonnyrigg in Midlothian experienced strong growth in both average selling prices and transaction volumes. Dalkeith saw a significant 36.8% rise in sales, with Bonnyrigg close behind at 24.3%. In fifth place was South Queensferry, where sales volumes surged by an impressive 103.6% compared to the previous year.

In terms of property types, two-bedroom flats in Leith remained the most popular, with sales increasing by 9.6% annually. Despite an 11.8% decline, two-bedroom flats in Dunfermline were the second most-sold, while Corstorphine's two-bedroom flats claimed third, thanks to a 35.0% rise in sales.

Polwarth, a sought-after suburb of the capital with great transport links, saw sales volumes of one-bedroom flats rise significantly, by 35.3%.

Increased listings offered buyers a wider range of options

In contrast to the data highlighted in the first three ESPC house price reports of the year, property listings continued to rise year-on-year. The volume of properties coming onto the market increased by 4.8%, meaning that there were plenty of options available for buyers, lessening competition and allowing buyers more opportunities to secure their ideal home.

Dunfermline offered the greatest volume of insertions, with the level of properties coming onto the market in the city up 2.7% compared to the same time last year. Despite a decrease in listings of 10.7% and 17.0% respectively, Leith and Corstorphine were in 2nd and 3rd place in terms of new properties coming to market. With an increase of 20.7%, Musselburgh continued to prove popular and took 4th spot on the list.

Two-bedroom flats in Leith appeared most commonly on the market during March - May, despite experiencing a 7.8% decrease year-on-year. Enjoying a rise of 37.8% annually, four-bedroom houses in Dunfermline were the 2nd most listed property type, while two-bedroom flats in Corstorphine also made the top 5, having experienced 20.0% more property listings in March - May 2025 compared to last year.

In another sign of strong confidence in the market, despite rising numbers of available properties, 87.5% of sellers chose to list their properties using the ‘offers over’ marketing method (as opposed to listing for a fixed price) - a figure which is almost 10 percentage points higher than it sat during the same time last year.

What does it mean for the local property market?

CEO Paul Hilton commented:

“The Scottish property market has remained resilient through the spring of 2025, with steady growth in average selling prices, consistent buyer activity, and an encouraging rise in new property listings. With increased supply balancing demand, both buyers and sellers are navigating a market that offers choice and stability, underpinned by continued confidence.”

“Edinburgh remains the most expensive area to purchase a home, with the city centre once again leading the way with an 8.4% year-on-year increase, driven by demand for homes in sought-after neighbourhoods like New Town, Stockbridge, and Comely Bank. Midlothian and West Lothian also delivered strong performances, with Dalkeith’s and Bonnyrigg’s figures underscoring the region’s growing appeal.”

“The Scottish Borders stood out with an 8.1% rise in average house prices, reflecting increased interest in rural and semi-rural living, while West Fife & Kinross continues to offer exceptional affordability, with Dunfermline continuing to be particularly attractive to first-time buyers.”

“Despite premiums above Home Report values softening slightly overall, key hotspots such as Easter Road and South West Edinburgh are still commanding strong closing bids – with buyers paying up to 106% of valuation in some areas. Across the board, nearly three quarters of homes are selling at or above valuation, further evidence of a competitive but manageable market.”

“Selling times remain reassuringly steady, with a median of 27 days across all areas – just one day slower than last year. Fast-moving markets like West Fife and the South West of Edinburgh are standout examples of high demand and decisive buying behaviour. Notably, two-bedroom flats in Dunfermline are selling in just 13 days on average, making them a standout option for swift transactions.”

“Perhaps most encouragingly, property listings are on the rise, up 4.8% year-on-year. With more homes on the market, buyers are enjoying increased choice, while sellers remain confident – as reflected by the fact that nearly 88% of properties are still marketed as ‘offers over’. This balanced dynamic supports a healthy, sustainable property environment as we approach the summer months.”

“As we look ahead, the market remains well-positioned. With new listings growing, stable pricing trends, and high-performing regions showing strong momentum, we expect to see continued engagement from both buyers and sellers. Confidence remains high – and that’s good news for everyone participating in the market.”

“If you’re thinking of buying or selling a property in Edinburgh, the Lothians, Fife, or the Borders, contact your local ESPC solicitor estate agent today.”