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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £289,982 during May - July 2025, up 3.3% year-on-year.
• Properties achieved 102.5% of their Home Report valuation on average, up 0.1 percentage points on the same time last year.
• New property listings were up 6.5% while sales volumes increased by 1.2%.
• The median selling time for property was 20 days, one day quicker than the period May - July 2024.
• 22.4% of homes went to a closing date, down from 23.4% last year.

The majority of regions saw a rise in average selling prices

Between May and July 2025, the average property selling price across Edinburgh, the Lothians, Fife, and the Borders rose by a notable 3.3% compared to the same period last year, bringing the new average to £289,982.

Most regions saw an increase in average selling prices, with the exception of the Scottish Borders and East Fife. East Lothian recorded the most significant growth, with prices climbing 9.8% to an average of £293,945.

The average selling price in Edinburgh matched that of all the regions, also rising 3.3% annually to a new figure of £310,758. West Lothian saw its average selling price rise to £283,393, an increase of 6.6% year-on-year, while Midlothian also enjoyed notable growth, with average property selling prices in the region rising 5.7% to £271,879.

A steady increase was also recorded in West Fife & Kinross, where a rise of 4.1% annually resulted in a new average selling price of £230,356. However, in the Scottish Borders, the most affordable region, the average house price fell 8.7% year-on-year to £209,087. In East Fife, the average house price was £268,573, a slight decline of 1.4% compared to May - July 2024.

Taking a closer look at the capital, ESPC data shows that the southwest of Edinburgh experienced significant growth, with the average house price increasing by 14.8% to £398,563. Home to highly desirable neighbourhoods such as Balerno, Currie and Juniper Green, the southwest of Edinburgh was the capital most expensive place to buy a home during the period. The hugely popular eastern part of the city, featuring sought after areas such as Leith and Portobello, saw steady growth with an annual rise of 5.9%, taking the average house price to £277,118.

In terms of property types, 2-bed flats in Dunfermline were the most affordable on the market, selling for an average of £142,476, up 8.4% year-on-year. 1-bed flats in Musselburgh followed closely behind, with average prices settling at £149,281 after an annual increase of 3.9%.

Sustained buyer competition supports market stability

Between May and July 2025, buyers paid an average of 102.5% of the Home Report valuation to secure a property - a slight increase of 0.1 percentage points compared to the same period last year. As highlighted in last month’s House Price Report, the proportion of properties selling at or above their Home Report valuation rose by 1.5 percentage points year-on-year. This trend continued through May to July 2025, indicating a stable market that is instilling confidence among both buyers and sellers.

Sellers in West Fife & Kinross continued to see the highest returns, with homes achieving an average sale price of 104.1% of their valuation - a 1.4 percentage point rise from the previous year.

Homes in the Scottish Borders sold for an average of 101.6% of their valuation, an increase of 1.0 percentage points. Midlothian and Edinburgh were the only remaining regions to see an increase. Midlothian saw an annual increase of 0.5 percentage points, resulting in a home here selling for an average of 102.3% of their valuation. Buyers paid an average of 102.8% in Edinburgh, up a modest 0.1 percentage points but still proof of a robust property market in the capital. 

Meanwhile, East Fife remained the most favourable area for buyers, with properties selling for an average of 98.3% of their valuation, offering attractive opportunities for purchasers.

Taking a closer look at Edinburgh, the data highlights a variety of change in the average % of Home Report valuation attained across the regions. Properties in the east of the capital sold for an average of 104.2% of their valuation, which is an annual increase of 0.8 percentage points. Within this area, Easter Road showed notable figures, as buyers paid an average of 106.5% of the home report valuation, up 2.9 percentage points year-on-year.

The pace of the local property market remains steady year-on-year

Between May and July 2025, the median time for properties to go under offer was 20 days - one day faster than during the same period in 2024.

As expected, selling times varied across regions, with certain areas and property types prompting quicker decisions from buyers.

In Edinburgh, the overall median selling time was 20 days - two days faster than the previous year. Homes in Edinburgh East (including Leith, Portobello, and Easter Road) were particularly quick to sell, going under offer in just 14 days - three days faster than last year. Edinburgh South West, known for sought-after areas like Balerno and Currie, also saw a brisk market, with a median time of 15 days to go under offer.

East Lothian and Midlothian kept pace with the overall speed of the market, with median selling times of 21 days and 19 days respectively. However, while East Lothian’s pace of market slowed by two days annually, properties in Midlothian were sold seven days quicker than the previous year.

The property market in West Fife & Kinross moved at a lightning pace, with homes being snapped up in a median selling time of just 13 days, which is four days faster than the previous year. At the other end of the spectrum, the speed of the property market decreased notably in East Fife and West Lothian, where homes were sold 11 days and 9 days slower when comparing year-on-year.

At a more granular level in the capital, it was no surprise to see that the east of Edinburgh was especially fast-paced. Homes in Abbeyhill flew off the market in just 11 days, five days quicker than the previous year. Properties in Easter Road took just 12 days to sell on average, six days speedier than the same period in 2024. And in ever-popular Leith, the average median selling time was one day quicker when comparing year-on-year, settling at 14 days.

During this period, 22.4% of properties went to a closing date, down 1.0 percentage point from the previous year. The trend of the local property market continues to show consistent average selling prices and stable median selling times, and with around a quarter of homes going to a closing date, the indication remains that sellers are setting realistic asking prices, allowing buyers to make confident, informed offers.

Sales volumes saw continued growth

Property sales across Edinburgh, the Lothians, Fife, and the Borders remained steady year-on-year, showing a marginal increase of 1.2%.

Dunfermline saw the highest volume of property transactions, despite a significant 24% decrease compared to the previous year. Leith maintained its position as the second most active market, with sales down by 6.3%, while Corstorphine recorded a similar number of sales as in the same period of 2024, reaffirming its appeal as a desirable location near Edinburgh’s city centre. Musselburgh stood out with a strong performance, registering a notable 30.3% increase in annual sales.

In East Lothian, the desirable coastal town of Dunbar experienced a significant 65.6% year-on-year jump in property sales. Lying closer to the capital, Tranent also had a surge in sales volumes, rising 54.8%.

Among property types, two-bedroom flats in Leith remained the most sought-after, even though sales dipped slightly by 1.6%. One-bedroom flats in the area ranked as the third most popular, despite a more substantial 19.9% decline in transactions.

Buoyed by an 8.8% increase in sales, four-bedroom houses in Dunfermline ranked second, followed by three-bedroom homes in the city in fourth place. Two-bedroom flats in Trinity made up the top five, and with a substantial rise in sales volumes year-on-year, this up-and-coming area of the capital is slowly solidifying its place as a hugely popular place to stay in Edinburgh.

Options for homebuyers broaden as listings increase

Continuing the pattern observed over recent months, the May to July period presented a favourable market for buyers. The number of properties listed for sale rose once again - this time by 6.5% compared to the same period last year. This increase in supply provided buyers with a wider selection of homes, reducing competition and enhancing their chances of finding and securing their ideal property.

Dunfermline recorded the highest number of new listings, with insertions rising by 6% year-on-year. Leith remained the second most active area for new listings, supported by an increase of 10.7%. Corstorphine followed in third, experiencing a significant 14% rise in new properties coming to market compared to the previous year.

Demonstrating continued confidence in the market, 84.8% of sellers opted to use the ‘offers over’ marketing strategy - despite an increase in available properties. This represents a 7.7 percentage point rise compared to the same period last year.

What does it mean for the local property market?

CEO Paul Hilton commented:

"The property market across Edinburgh, the Lothians, Fife, and the Borders has continued to show solid growth and resilience in the summer months of 2025. With average selling prices rising by 3.3% year-on-year, demand remains steady, and buyer confidence is high, as indicated by the increase in new listings and strong performance at Home Report valuations. Overall, the market remains balanced, with both buyers and sellers benefiting from a more diverse range of properties on offer."

"Edinburgh continues to be the standout area, with the average house price rising by 3.3%, and strong price growth in sought-after areas such as the southwest of the city, where prices surged by 14.8%. Meanwhile, regions such as Midlothian and West Lothian saw notable growth, with price increases of 5.7% and 6.6%, respectively."

"While some areas have experienced slower growth, such as the Scottish Borders and East Fife, other regions like West Fife & Kinross and Midlothian have proven to be particularly attractive to buyers. As a result, properties in these areas are selling quicker than ever before, with median selling times down in several locations."

"Despite the challenges presented by inflationary pressures, the property market is in a healthy place, with a stable pace of sales and increased listing volumes helping to ease the competition for buyers. Sellers are still confident, with over 84% of properties marketed under ‘offers over’. It’s clear that confidence is high across the market, and opportunities are abundant for those looking to buy or sell."

"As we look towards the rest of the year, the outlook for the property market remains optimistic. With a steady flow of new listings and continued buyer interest, there are ample opportunities for those looking to make a move. Whether you're searching for your first home, expanding to a larger property, or exploring investment opportunities, the market is well-placed for continued activity."

"Contact your local ESPC solicitor estate agent today for more advice and insight into the latest trends in the region."