ESPC House Price Report - May 2026

Inside the Edinburgh property market

Here's how Edinburgh's market performed between March - May 2026:

• Average selling price: £298,347 (down 1.1% year-on-year)
• Time to under offer: 22 days (four days quicker than last year)
• New listings: Down 5.7% compared to the same period last year
• Sales volumes: Down 9.1% year-on-year

Sales activity begins to slow

Transaction levels softened slightly across the city, with sales volumes falling by 9.1% year-on-year. Listings also declined compared to previous years, pointing to tighter housing supply. Even so, Edinburgh remained one of Scotland’s busiest and most competitive property markets throughout the spring period.

Flats remain the backbone of the market

One- and two-bedroom flats continued to dominate Edinburgh’s housing activity. Areas including Leith, Slateford and Gorgie all featured prominently among the city’s busiest property types, reinforcing the importance of smaller flats within the capital’s highly active urban housing market.

Demand strengthens in Slateford

Slateford emerged as one of Edinburgh’s strongest-performing submarkets during spring 2026. Sales volumes for two-bedroom flats rose sharply year-on-year, while the average prices remained stable at £249,507. Flats in the area also continued to sell quickly - 16 days - highlighting sustained demand for well-connected residential areas outside the city centre.

A steadier market takes shape

Edinburgh’s market during March to May 2026 appeared more balanced than during previous peak periods. While prices remained strong and homes continued to sell quickly, reduced transaction levels and slightly lower competitive pressure suggest buyers were becoming more measured and selective in their purchasing decisions.

Inside the East Lothian property market

Here’s how East Lothian’s market shaped up during March - May 2026:

• Average selling price: £300,612 (up 5.9% year-on-year)
• Time to under offer: 33 days (four days slower than last year)
• New listings: Down 0.4% compared to the same period in 2025
• Sales volumes: Down 7.0% year-on-year

Strong price growth but transaction levels dip

The East Lothian market remained resilient during spring 2026, with the average selling price rising to £300,612 - up 5.9% year-on-year. Sales volumes fell by 7% year-on-year, while listings experienced a modest decrease of 0.4% compared to the previous year.

Musselburgh continues to dominate

Musselburgh remained East Lothian’s busiest market by volume, with two-bedroom flats recording the highest number of completed sales overall. These properties achieved an average selling price of £202,444, reinforcing the town’s appeal among first-time buyers and commuters.

Family homes perform strongly

Three-bedroom houses remained one of the strongest-performing property types across East Lothian. Haddington and Prestonpans both recorded solid sales activity for family homes, reflecting continued demand from buyers seeking larger properties within commuting distance of Edinburgh.

Selling times begin to lengthen

Properties generally took longer to secure buyers compared to the previous year. Median time to go under offer increased to just over 32 days, suggesting a market that remains healthy but less frenzied than during peak competitive conditions.

Inside the Midlothian property market

Here’s how Midlothian’s market performed between March - May 2026:

• Average selling price: £271,575 (up 1.3% year-on-year)
• Time to under offer: 31 days (six days slower than last year)
• Average percentage of Home Report valuation achieved: 100.4% (down 1.0 percentage points)

What’s selling in Midlothian?

Flats and smaller houses continue to anchor Midlothian’s market, but three-bed houses dominate high volume sales, especially in Bonnyrigg, Penicuik and Dalkeith. These family sized homes remain the core of local demand, reflecting Midlothian’s appeal to upsizers seeking more space at prices well below Edinburgh.

Bonnyrigg leads the way

Bonnyrigg recorded the highest sales volumes, with three bed houses averaging £246,39. Despite a dip in listings, demand stayed strong, and properties continued to move at a healthy pace. Bonnyrigg remains one of Midlothian’s most active and reliable markets for both buyers and sellers.

Where first time buyers find value

More affordable stock remains concentrated in Penicuik and Dalkeith, where two-bed flats sell for an average price of £156,714 and £162,475 respectively. These areas continue to offer accessible entry points for first time buyers, even as overall sales volumes fluctuate across the region.

Premium market highlights

Properties in Roslin were among the most high-end in the Midlothian market, with an average selling price of £421,456 - a year-on-year increase of 20.8%. Notably, homes in this highly sought-after village went under offer in a median time of just 20 days, which was 26 days faster compared to last year.

Inside the West Fife & Kinross property market

Here’s how the market looked in West Fife & Kinross during March - May 2026:

• Average selling price: £237,528 (up 9.9% year-on-year)
• Sales volumes: Down 14.3% on last year
• New listings: Down 9.4% compared to the previous year
• Time to under offer: 23 days (seven days slower than last year)

What’s selling in West Fife & Kinross?

Three-bedroom houses dominate the region’s market, especially in Dunfermline, which accounted for nearly half of all sales. These family homes remain the backbone of activity, supported by steady demand and resilient pricing despite overall sales volumes falling year on year.

The region’s fastest selling properties

Two-bed flats in Dunfermline were among the quickest to go under offer, typically selling 16 days. Three-bed houses in Dunfermline also moved well, averaging around 21 days, while larger four-bed homes took considerably longer to secure buyers.

Shifts in supply and demand

New listings decreased, down 9.4% year on year, while completed sales dropped by 14.3%. Despite softer activity, the average selling price climbed to £237,528, showing that demand for well-located family homes remains firm even as the pace of the market cools.

Home Report performance

Competition stayed healthy, with 83.1% of properties achieving at least Home Report valuation and average attainment sitting at 103.0% - up 0.1 percentage points year-on-year. Closing dates became more common, highlighting strong interest in desirable stock despite slower overall market conditions.

Inside the East Fife property market

Here’s how East Fife’s market performed during March - May 2026:

• Average selling price: £252,922 (down 3.5% year-on-year)
• Pricing strategy: 95.8% of homes listed as “Offers Over” - up 10% year-on-year
• Buyer incentives: Homes achieved 99.0% of Home Report valuation on average

What’s shaping the East Fife market?

East Fife’s spring market was defined by low supply and selective demand. Listings fell again, and sales dipped by 12.2% annually, but pricing held fairly firm. Buyers focused on well-located homes, while slower moving stock created a clear divide between high demand towns and areas where properties lingered for months.

Cupar’s mixed but stable performance

Cupar delivered one of the most balanced markets in East Fife. Three-bed houses sold steadily, while two bed flats moved quickly and achieved strong HRV percentages. Although average selling prices dipped, the town remained a dependable mid-market option for buyers seeking space without St Andrews-level premiums.

Overall market mood

East Fife felt measured rather than muted. Prices held up, demand concentrated around key towns, and lifestyle-driven buyers continued to support coastal markets. While the region lacked the pace of previous years, it remained fundamentally resilient, with clear pockets of strength and a more discerning buyer base.

Inside the West Lothian property market

Here’s how West Lothian’s market performed during March - May 2026:

• Average selling price: £320,681 (up 16.7% year-on-year)
• Sales volumes: Up 18.0% compared to March - May 2025
• Time to under offer: 36 days (six days slower than last year)

Market momentum shifts in West Lothian

West Lothian saw a noticeable uptick in activity this spring, with a 21.0% increase in sales. Prices climbed sharply to an average of £320,681, driven by strong demand for larger family homes. Despite rising values, selling times remained mixed, reflecting a market still finding its balance.

Livingston remains the anchor

Livingston continued to underpin the region’s activity, delivering 33.3% more sales annually, across a broad mix of homes. Three-bed houses sold for an average of £225,499, an increase of 30.0% year-on-year. Faster selling times than many neighbouring towns highlight Livingston’s continued appeal for buyers seeking space, transport links and predictable pricing.

Where buyers find affordability

Bathgate, Broxburn and parts of Livingston offered more accessible price points. Three-bed houses in Bathgate averaged £217,500, while Broxburn delivered a mix of mid-market homes between £146,000 and £300,000. These towns remain attractive to first-time buyers and movers seeking value without sacrificing connectivity.

Inside the Scottish Borders property market

Here’s how the Borders’ market performed during March - May 2026:

• Average selling price: £243,403 (up 7.8% year-on-year)
• Average % of Home Report valuation achieved: 100.8% (up 0.4 percentage points)
• Median time to under offer: 35 days (thirty-three days quicker year-on-year)

Price growth remains robust across the Scottish Borders

The Scottish Borders housing market delivered a confident spring quarter, with prices rising strongly even as transaction volumes eased marginally. The average selling price climbed to £243,403 - up 7.8% on the same period last year - reflecting broad-based gains across the region.

Galashiels offers the most accessible route onto the property ladder

The flat market is largely concentrated in Galashiels, Kelso, and Hawick. Galashiels’ two-bedroom flats - with an average selling price of around £112,857 - represent the most accessible entry point to Borders home ownership, and their HRV attainment of 102.8% suggests demand consistently outstrips formally appraised value.

Peebles emerges as the region's premium housing hotspot

Peebles stands out as the Borders' premium market and its most dynamic this quarter. With an average selling price of £307,423 (up 40.2% on last year), Peebles is attracting notable interest from buyers seeking commutable distance to Edinburgh with rural character. Notably, the market here is slower to conclude, reflecting the deliberate pace characteristic of higher-value decisions.