Average House Price Scotland - ESPC House Price Report - February 2026

Inside the Edinburgh property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£397,402	-2.3%	24 days	3 days faster	102.2%	Up 0.2 % points
Flat	£268,948	+1.8%	31 days	4 days slower	100.9%	Down 0.5 % points

 

Here's how Edinburgh's market performed between December 2025 - February 2026:

• Average selling price: £306,273 (up 0.3% year-on-year)
• Time to under offer: 29 days (two days slower than last year)
• New listings: Up 1.1% compared to the same period last year
• Sales volumes: Down 9.0% year-on-year

Activity cools but pricing remains steady

Edinburgh’s housing market saw sales volumes decrease by 9.0% compared to the previous year. Despite less activity, average selling prices held firm at £306,273, slightly higher year-on-year. Homes also took a little longer to secure buyers, with the median time to go under offer rising to 29 days, suggesting a market that is active but more measured.

Flats continue to drive the majority of sales

The market remains flat-led, particularly for one- and two-bedroom properties that make up a large share of transactions across the city. Areas such as Leith continue to see strong and steady turnover thanks to relatively accessible pricing and consistent demand, while sales of one-bedroom flats in Dalry grew by 150% year-on-year, and neighbouring Shandon saw a spike of 87.5% in sales of two-bedroom flats.

Where affordability supports demand

More accessible parts of the city continue to attract steady interest. Locations such as Gorgie, Stenhouse and Sighthill in the west of the capital remain popular entry points into the market, particularly for one-bedroom flats, helping sustain activity even as overall volumes ease.

Homes still achieving strong results against valuation

Competition remained healthy overall, with 70.4% of properties selling at or above Home Report valuation. The average percentage of Home Report valuation attained was 101.2%, showing most homes still achieved slightly above their assessed value. However, the share of sales with a closing date fell to around 19.5%, indicating bidding pressure has softened slightly as the market moves toward balance.

Inside the East Lothian property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£337,152	+9.5%	28 days	6 days slower	101.4%	Down 1.3 % points
Flat	£211,875	+17.1%	33 days	1 day slower	99.0%	Down 1.8 % points

 

Here’s how East Lothian’s market shaped up during December 2025 - February 2026:

• Average selling price: £297,839 (up 10.6% year-on-year)
• Time to under offer: 28 days (two days slower than last year)
• New listings: Up 5.9% compared to the same period last year
• Sales volumes: Up 7.3% year-on-year

What’s selling in East Lothian?

Family homes are at the heart of East Lothian’s market. While flats still generate strong activity in commuter towns, three- and four-bed houses account for a large share of sales across the region, reflecting demand from families and buyers moving out of the capital. Overall, sales increased year-on-year and prices continued to rise, showing steady confidence in the local market.

Musselburgh leads the way

Musselburgh remained the busiest market in East Lothian, with the highest volume of transactions. Two-bedroom flats were among the top-selling property types, highlighting the town’s popularity with commuters and first-time buyers. Despite a dip in volumes compared with last year, it continues to be one of the most sought-after areas in the region.

Coastal demand stays strong

Coastal locations such as Musselburgh, North Berwick and Dunbar saw notable interest, with rising prices and solid levels of activity. Lifestyle appeal and improved transport links continue to attract buyers looking for space while staying within commuting distance of Edinburgh.

East Lothian’s fastest-selling homes

Two-bedroom properties in Musselburgh were among the quickest to sell, often going under offer in around two weeks. Well-priced family homes across towns like Haddington also moved quickly, showing that competitively priced homes in desirable areas are still drawing strong demand.

Inside the Midlothian property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£309,166	+7.1%	28 days	4 days faster	100.5%	Down 0.7 % points
Flat	£165,292	-4.0%	26 days	5 days slower	100.4%	Down 0.7 % points

 

Here’s how Midlothian’s market performed between December 2025 - February 2026:

• Average selling price: £283,325 (up 6.8% year-on-year)
• Time to under offer: 28 days (one day slower than last year)
• Average percentage of Home Report valuation achieved: 100.5% (down 0.7 percentage points)

What’s selling in Midlothian?

Houses remain the dominant property type in Midlothian, with three-bedroom homes particularly popular. These properties account for the majority of sales and continue to drive the region’s housing market, reflecting strong demand for family-sized accommodation.

Penicuik leads the way

Edging out the equally popular commuter towns of Bonnyrigg and Dalkeith, Penicuik recorded the highest number of sales during December - February. Despite a slight year-on-year drop in volumes in the town, average selling prices increased notably, rising 14.3%., Properties in Penicuik typically went under offer in just 17 days, making it one of the fastest-moving towns in the area.

Buyers are negotiating more carefully

The proportion of homes achieving at least Home Report valuation dipped by 2.2 percentage points year-on-year, while the average percentage of Home Report valuation attained decreased by 0.7 percentage points to 100.5%. This suggests that while prices are rising, buyers are negotiating more carefully than in previous years.

Growing markets in Bonnyrigg and Dalkeith

Both Bonnyrigg and Dalkeith experienced healthy growth in sales volumes, up 20.7% and 26.9% respectively. Bonnyrigg maintained steady price growth, while Dalkeith saw variation in time-to-sell by property type, though overall values continued to rise. Two-bedroom houses in Dalkeith were the fastest-selling mainstream homes in the region, going under offer in 12 days.

Inside the West Fife & Kinross property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£251,403	-2.6%	15 days	No change	103.0%	Up 0.4 % points
Flat	£157,492	+36.0%	29 days	14 days slower	102.2%	Down 0.2 % points

 

Here’s how the market looked in West Fife & Kinross during December 2025 - February 2026:

• Average selling price: £225,741 (down 2.4% year-on-year)
• Sales volumes: Down 16.9% on last year
• New listings: Up 19.7% compared to the previous year
• Time to under offer: 17 days (fastest of all regions)

Steady prices despite softer sales

In West Fife & Kinross, the average selling price was £225,741, broadly stable year-on-year, while the median time to go under offer slowed by two days to 17 days. Sales volumes dipped compared to last year, reflecting a slightly quieter winter market. Listings, however, rose significantly year-on-year (+19.7%), suggesting improving supply and more choice for buyers heading into the spring.

Dunfermline drives activity

Dunfermline remains the engine of the local market, accounting for the highest number of sales and posting a 3.4% year-on-year rise in average selling price to £238,201. Homes here went under offer in just 18 days, highlighting consistent demand. Rosyth saw a sharper drop in volume, though prices held firm, while Dalgety Bay recorded more modest activity overall.

Competitive bidding remains

Across the region, 80.4% of properties achieved at least Home Report valuation, with homes attaining an average of 102.8% of their valuation. 15.7% of sales went to a closing date, underlining that well-priced homes are still attracting competition.

Contrasting speeds across the region

Market pace varies significantly by location. In Dunfermline, homes moved quickly at 18 days to under offer, but in nearby Cairneyhill, this stretched to almost 57 days - over three times longer. Meanwhile, properties in Rosyth averaged just 12 days to secure a buyer, making it one of the fastest-moving pockets despite lower overall volume. This gap highlights a market where pricing and location are critical: well-positioned homes are selling swiftly, while less central stock requires greater patience.

Inside the East Fife property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£351,926	+10.4%	50 days	2 days faster	98.6%	Up 1.5 % points
Flat	£232,987	+13.2%	119 days	71 days slower	98.5%	Up 1.2 % points

 

Here’s how East Fife’s market performed during December 2025 - February 2026:

• Average selling price: £325,124 (up 11.7% year-on-year)
• Median time to under offer: 56 days (four days slower than last year)
• Buyer incentives: Homes achieved 98.6% of Home Report valuation on average

Prices increase even as activity stabilises

East Fife’s housing market saw average selling prices climb sharply to around £325,124, up 11.7% year-on-year, even though sales volumes edged slightly down. At the same time, the pace of the market slowed, with the median time to go under offer rising to 56 days. This points to a market where values are increasing but buyers are taking more time to commit.

St Andrews drives value growth

St Andrews stood out as the area with the highest transaction levels and strongest prices, with an average selling price of £444,123, up 15.2% year-on-year. While demand remains strong, longer selling times highlight the more considered nature of this premium market.

Cupar combines rising prices with strong competition

Cupar recorded solid price growth of 24.4% year-on-year, with average selling prices reaching £264,482. Homes here also achieved above Home Report valuation on average (around 103.8%), with a notable share of properties selling at closing date, underlining competitive demand.

Larger homes lead the market

Across East Fife, three- and four-bedroom houses accounted for a significant share of transactions and delivered some of the strongest price growth. Larger family homes in particular recorded notable increases in average selling prices year-on-year, reflecting continued demand for space. In contrast, smaller flats and two-bedroom properties saw more modest activity and generally longer selling times, highlighting a clear shift in buyer preference toward larger homes in the area.

Inside the West Lothian property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£318,828	+5.8%	25 days	4 days faster	99.6%	Up 0.4 % points
Flat	£124,727	+0.6%	32 days	16 days slower	98.3%	Up 1.4 % points

 

Here’s how West Lothian’s market performed during December 2025 - February 2026:

• Average selling price: £281,370 (up 6.0% year-on-year)
• Sales & listing: Sales slumped 10.9% while new listings surged 50% year-on-year
• Time to under offer: 26 days (two days faster than last year)

Prices rise as market activity shifts across West Lothian

Similar to the property market in West Fife & Kinross, there was a decrease in sales of 10.9% during December - February, while at the same time, new listings surged by 50% - suggesting that sellers were keen to follow the market advice that spring is a great time to put your property on the market. Looking at pace of market, homes sold more quickly, with the median time to go under offer settling at 26 days, which is two days faster year-on-year.

East Calder emerges as a high-value hotspot

East Calder enjoyed the highest number of sales in the region and strong price growth, with the average selling price rising to £355,020, up 11.8% year-on-year. However, homes here are taking longer to sell than in some neighbouring towns, pointing to a more premium market where buyers are willing to pay higher prices but take more time to decide.

Livingston moves quickly despite lower prices

Livingston remained one of the fastest-moving markets, with homes typically going under offer in 13 days. While average selling prices here fell year-on-year to £175,258, the quicker sales times suggest continued strong demand for more affordable homes in the area.

West Lothian bucks the trend on pricing strategy

An interesting quirk of the West Lothian is the percentage of properties that are listed using the fixed price strategy. During December 2025 - February 2026, a notable 44% of homes were listed as fixed price. Looking at all the other regions combined in terms of pricing strategy; we can see that fixed price only accounts for 12.2%.

Inside the Scottish Borders property market

Property Type	Average House Price	Annual Change	Median Time To Sell	Annual Change	% of Home Report Valuation Achieved	Annual Change
House	£277,259	+3.8%	23 days	4 days faster	99.6%	Up 0.4 % points
Flat	£106,663	-15.5%	32 days	21 days faster	101.3%	Up 1.5 % points

 

Here’s how the Borders’ market performed during December 2025 - February 2026:

• Average selling price: £222,177 (down 4.6% year-on-year)
• Average % of Home Report valuation achieved: 100% (up 1.2 percentage points)
• Median time to under offer: 25 days (eighteen days quicker year-on-year)

Sales dip but homes are selling faster

The Scottish Borders saw a decrease in sales volume of 10% year-on-year, while the average selling price eased to £222,177, a drop of 4.6%. Despite this softer activity, the market actually moved more quickly, with the median time to go under offer falling sharply to 25 days, compared with 43 days last year. A greater share of homes also achieved valuation, with around 67.7% selling at or above Home Report.

Galashiels stands out for speed and competition

Galashiels recorded the highest number of sales and one of the fastest markets in the region, with homes typically going under offer in 14 days. Properties here also achieved around 101.6% of Home Report valuation on average, showing strong competition despite slightly lower prices year-on-year.

Jedburgh records the strongest growth in activity

Jedburgh saw a significant rise in sales volumes, up roughly 62.5% year-on-year, making it one of the fastest-growing markets in the region. While prices were slightly lower on average, the increase in transactions suggests renewed buyer interest in this part of the Borders.