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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £298,181 during August - October 2025, up 3.7% year-on-year.
• Properties achieved 102.1% of their Home Report valuation on average, the same as seen the previous year.
• New property listings were down 6.6% while sales volumes decreased by 0.3%.
• The median selling time for property was 22 days, one day slower than the period August - October 2024.
• 22.2% of homes went to a closing date, up from 21.8% last year.

Overall property market stability throughout Edinburgh, the Lothians, Fife and the Borders

The latest House Price Report from ESPC highlights a thriving local property market, offering stability for both buyers and sellers. Over the past three months, key metrics such as sales price compared to valuation, time to sell, and volume of sales have remained consistent.

Between August and October 2025, buyers in Edinburgh, the Lothians, Fife and the Borders paid an average of 102.1% of Home Report valuation - identical to last year. This reflects a balanced market, although a closer look at the individual local markets highlights some areas maintaining strong demand and others cooling after months of competition.

West Fife & Kinross remained the top performer, with homes achieving 103.2% of valuation despite a 0.3 percentage point dip - the first decline after a long run of growth. East Lothian saw strong activity, selling at 102.4%, up 0.3 points year-on-year. Midlothian recorded the largest rise, up 1.0 point to 102.1%, reflecting ongoing competition in this commuter hub, while West Lothian increased 0.6 points to 100.9%.

The Scottish Borders and East Fife both saw declines, with homes selling for 99.3% and 99.4% of valuation respectively, making them the most favourable areas for value-seeking buyers.

In Edinburgh, demand remained high in Broughton (106.2%), Bonnington (105.4%), and Blackhall (105.1%), where sale prices rose sharply year-on-year, reflecting strong appetite for central homes with amenities and investment appeal.

Overall, the steady regional average signals a maturing market, with buyer behaviour becoming more measured and renewed opportunities for price negotiation.

Time to sell remains consistent, but Midlothian moved at a faster rate

A median selling time of 27 days was recorded, which is one day slower year-on-year. 

There were some areas which outpaced this. Many properties flew off the market in West Fife & Kinross, taking a mere 15 days to go under offer. Looking specifically at this region, Rosyth took the crown as the fastest-selling area overall, with properties in the town going under offer in only 10 days, eight days quicker than last year. Sellers in Midlothian experienced a real rush from home-hunters, with properties selling 5 days faster than they did in August - October 2024, being snapped up in 20 days.

In Edinburgh, while the overall speed of the market matched the overall pace of 22 days, pockets of the capital moved quicker. Properties in the popular area of Abbeyhill sold in just 15 days, fourteen faster than the previous year, while homes in Fountainbridge were also snapped up in 15 days, which is sixteen days quicker year on year.

22.2% of properties for sale went to a closing date, which is 0.4 percentage point higher than at the same time last year. The conveniently connect residential suburb of Restalrig in East Edinburgh was in the highest demand with buyers, as 45% of the properties listed for sale here set a closing date.

Steady increase in average selling price of property

The average selling price of property across Edinburgh, the Lothians, Fife and the Borders saw a 3.7% boost, taking the new average price to £298,181.

East Lothian recorded the strongest growth across all regions, with property prices up 16.3% year-on-year to an average of £327,682, reflecting strong demand for coastal living with Edinburgh access. West Lothian followed with a 5.1% rise to £284,874, highlighting its appeal as a more affordable option near the capital.

In the City of Edinburgh, the average selling price rose 1.6% to £314,321, showing steady overall growth amid district variations. Midlothian saw a 1.7% uplift to £271,849, while the Borders rose 1.5% to £231,719, remaining the most affordable region. West Fife & Kinross recorded a 1.1% increase to £227,524, and East Fife held steady at £286,311, indicating market consolidation.

The prestigious Grange was Edinburgh’s most expensive neighbourhood, with average selling prices at £594,000. At the opposite end, Hawick in the Borders was the most affordable place to buy, averaging £100,537.

Among property types, one-bedroom flats in Dunfermline offered standout value, selling for £110,524 - a 16.7% annual increase.

Buyers remained steady, despite a slow down in new homes coming to market

Across the area, there was a decrease in the number of properties coming to the market during August - October 2025, with levels down 6.6% compared to the same time last year. However, sales remained steady, with just 0.3% less sales than the same period last year.

The ever-popular areas of Dunfermline in West Fife and Kinross, and Corstorphine and Leith in Edinburgh listed the highest numbers of properties coming to the market, despite all experiencing a year-on-year drop.

Interestingly, of the top ten places with the most listings, only three areas improved on last year, and all were located in Midlothian. Dalkeith enjoyed 30.6% more listings than 2024, while the number of new properties coming to market in Penicuik and Bonnyrigg rose by 8.2% and 6.0% respectively.

Despite lower levels of listings, sellers are understandably confident in the market with strong sales prices, stable time to under offer and strong buyer interest. This confidence was also evidenced by 84.2% of homes being listed using the ‘offers over’ pricing structure, up from 76.5% the previous year.

One- and two-bedroom flats in ever-popular Leith sold in the highest volume during this period, while two-bedroom flats in Dunfermline and Corstorphine were also in the top five for sales volumes. Family buyers were prevalent in the market too, as three- and four-bedroom houses in Dunfermline and three-bedroom houses in Corstorphine proved very popular, selling in high volumes.

What does it mean for the local property market?

CEO Paul Hilton commented:

“The late summer and early autumn months have shown encouraging signs of steady growth and resilience across Edinburgh, the Lothians, Fife and the Borders.

“East Lothian’s performance has been particularly noteworthy, with a 16.3% increase in average selling price, reflecting ongoing demand for coastal living within easy reach of Edinburgh. It’s also promising to see West Lothian and Midlothian maintaining healthy growth, reinforcing their appeal as attractive, good-value commuter areas.

“Our latest report also highlights a market that is maturing, with buyers making more measured decisions and sellers maintaining confidence. Properties continue to sell close to Home Report valuation - averaging 102.1% - identical to last year. This points to a stable and balanced environment.

“The time taken to sell a property remains broadly consistent at 27 days. It’s especially encouraging to see activity in fast-moving areas such as Rosyth and Abbeyhill, where properties are selling much more quickly than a year ago. The increase in closing dates in some regions shows that competition remains, particularly for well-presented homes in popular locations.

“While we have seen a modest decrease in the number of homes coming to market, sellers appear to be optimistic, with the vast majority of properties - over 84% - marketed on an ‘offers over’ basis, up notably from last year.

“Overall, these results demonstrate a steady and confident market that continues to offer opportunities for both buyers and sellers. Growth may be more measured than in previous years, but stability and balance are welcome signs of a healthy property landscape across Edinburgh, the Lothians, Fife and the Borders.

“If you’re thinking about moving in the coming months, whether buying your first home or selling to move up the ladder, your local ESPC solicitor estate agent is best placed to guide you through the market with confidence.”