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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £298,933 during July - September 2025, up 4.3% year-on-year.
• Properties achieved 102.4% of their Home Report valuation on average, up 0.1 percentage points on the same time last year.
• New property listings were down 5.1% while sales volumes increased by 8.0%.
• The median selling time for property was 22 days, the same as seen in the period July - September 2024.
• 22.5% of homes went to a closing date, up from 22.0% last year.

Average selling prices experienced rises across most regions

The average selling price of property in Edinburgh, the Lothians, Fife and the Borders experienced a steady increase during July - September 2025, rising 4.3% annually to £298,933.

The majority of our key reporting areas saw annual increases in average property selling prices, including West Lothian which saw its average rise 9.2% to £288,362. West Fife & Kinross experienced modest growth, with prices rising by 3.4% to £230,082, while Edinburgh posted a similar increase, as average houses prices in the capital rose by 3.3%, resulting in a new average of £315,847.

There was an especially interesting swing in East Lothian, where average selling prices saw a substantial year-on-year increase of 17.2%, taking the new average to £328,016 and indicating heightened interest in purchasing in this picturesque coastal region. This surge was helped by an uplift in the number of sales of spacious family homes featuring 3 or more bedrooms, particularly in Dunbar, Haddington and North Berwick.

Elsewhere, Midlothian’s average property price rose by 2.3% to £273,011, while in East Fife, the average selling price dropped 4.8% to £282,628. The Scottish Borders was the most affordable place to buy a home during July - September 2025, as the average selling price was £219,592, a year-on-year decline of 9.0%.

The property hotspot of Dunfermline also experienced a large increase in its average selling prices, with a rise of 13.9% to a new average of £242,462. Four-bedroom houses where especially in demand, as their average selling price grew by 10.5% to £346,363, and sales volumes grew by 26.5%.

Consistent market stability reflected in percentage paid over Home Report valuation

Between July and September, buyers paid, on average, 102.4% of the valuation figure to secure a property, which is 0.1 percentage points higher than the same time last year. Similarly, the percentage of properties sold for at least their Home Report Valuation increased 0.5 percentage points when comparing year-on-year. This reflects stability within the market, offering surety to both buyers and sellers alike.

Sellers in West Fife & Kinross saw their properties being snapped up at an average of 103.8% of the Home Report valuation, which is an increase of 0.5 percentage points compared to the previous year. Edinburgh increased by 0.1 percentage points to an average of 102.6% while the Scottish Borders also rose by 0.1 percentage points to an average of 100.2%.

Although experiencing a decrease in percentage points of 0.8 and 0.4 respectively, West Lothian and East Lothian still achieve average selling prices above the Home Report valuation. In East Lothian, sellers on average will achieve 102.5% above the Home Report valuation, and the figure for West Lothian sits at 100.8%.

Midlothian saw the biggest gains, with an annual increase of 1.1 percentage points, take the new average percentage of Home Report valuation achieved figure to 102.4%. The biggest bargains could be found in East Fife, where properties attained 99.8% of their valuation figure on average.

Taking a closer look at the capital, Edinburgh East experienced the best performance for sellers, where properties achieved 103.6% of their valuation. The popular areas of Leith Links, Bonnington and Abbeyhill all performed notably strongly. Leith Links attained a significant 106.4% of the Home Report valuation, while Bonnington attained 1045.7% and Abbeyhill achieved a healthy 104.8%.

No change in selling times overall as the property market moved at a healthy pace

The median property selling time during July - September 2025 was 22 days, which is exactly the same as we saw in July - September 2024.

Homes in West Fife & Kinross were the quickest to sell, going under offer in just 15 days, which is one day faster than the same period last year. By contrast, neighbouring East Fife was the slowest to sell, with homes taking 52 days to be snapped up - this is twenty days slower than the same time last year. Midlothian saw a significant change in its median selling time, with properties in the region selling 10 days faster than they did during July - September last year, selling in 18 days instead of 28.

In correlation with a decline in the average % of Home Report valuation attained, both West Lothian and East Lothian experienced a slowdown in median selling times. The pace of the property market in West Lothian slowed by 15 days, taking the median selling time to 35 days. In East Lothian, the median selling time was 27 days, seven slower when comparing year-on-year.

The median selling time in Edinburgh was 21 days, which is two days quicker than last year. The majority of areas in the capital experienced a faster property market, most notably Edinburgh South West (home to towns including Currie, Balerno and Juniper Green), where the median selling time was 20 days, six days faster than 2024. Edinburgh East was still the fastest property market, with homes selling in 18 days (one day faster year-on-year). Properties in Edinburgh North West more slowly than last year, as the media selling time was 36 days, which was fourteen days slower annually.

Three-bedroom houses in Bonnyrigg were the fastest-selling property type overall, with keen buyers snapping up these properties in only 9 days - this is six days faster than the median selling time of in July - September 2024.

22.5% of properties on the market went to a closing date, up slightly on last year where the level sat at 22.0%. The sought-after Edinburgh suburb of Leith Links was under the highest demand from buyers, as 63% of properties for sale in this neighbourhood had a closing date set.

Steady end of the summer as sales up 8.0%

Property sales volumes across Edinburgh, the Lothians, Fife and the Borders rose 8.0% year-on-year during July - September 2025, despite the number of properties listed experiencing a drop of 5.1% annually. This again hints at an increase of active buyers in the market and should give home sellers a positive insight to get their home on the market.

In a familiar trend, it was Dunfermline and Leith vying for the area with the highest volumes of property sales. Dunfermline came out on top despite a 20.1% decline in sales, while Leith settled for 2nd place, having also experienced a decrease in sales volumes, dropping 12.1% year-on-year. Corstorphine maintained its place as the third highest area in terms of sales volumes.

The most interesting insights in terms of sales occurred in East Lothian, where overall volumes were up a significant 44.0% annually. This surge in sales was helped by notable uplifts in some of the region’s most popular towns, such as Dunbar, where sales volumes increased significantly by 124.0%. Tranent experienced a rise in sales of 108.7%, North Berwick increased by 64.0% and Prestonpans sales volumes grew by 60.0%.

In the south of the capital, Easter Road experienced a significant uplift of 61.5% in sales volumes, most likely due to numerous purchases of one-bedroom flats in the area - up 53.8% year-on-year. Neighbouring Abbeyhill also boasted strong numbers in terms of sales (up 44.4% annually), highlighting the Edinburgh East’s popularity for home buyers seeking east access to the city centre.

Taking a look at property types, one- and two-bedroom flats in Leith were the among the biggest sellers again, despite both types experiencing a slight decline in sales volumes. The appeal of Dunfermline for families was evident again, as sales volumes of four-bedroom houses grew by 26.5% year-on-year, making them the second highest selling property type. Helped by an increase of 36.0% annually, 2-bedroom flats in Corstorphine were fourth in terms of sales volumes.

Less new homes coming to market but still plenty of choice

Despite a 5.1% decline in the number of homes entering the market between during July - September 2025 compared to the previous year, buyers still had a reasonable selection. This slight drop likely increased competition, leading to more homes going to a closing date and buyers requiring to pay more of a premium on average to secure their property purchase.

A pattern observed for several months continued, with Dunfermline, Leith, and Corstorphine seeing the highest levels of property listings. Despite topping the charts, Dunfermline saw an 3.7% year-on-year decrease, while Leith experienced a 6.3% increase. Like Dunfermline, Corstorphine, a consistently sought-after area, recorded a 12.2% decrease in listings compared to the same period the previous year.

Once again, two-bedroom flats in Leith were the most listed, followed by three-bedroom houses in Dunfermline, which increased by 14.3% year-on-year. Two-bedroom flats in Musselburgh and three-bedroom houses in Haddington also fared well, seeing notable increases in the number of properties coming to market - 17.4% and 33.3% respectively.

It was good news for sellers when it came to marketing their properties too; 83.3% of homes were listed using the ‘offers over’ pricing structure, up from 75.5% the previous year.

What does it mean for the local property market?

CEO Paul Hilton commented:

“The local property market continued to show resilience through the summer, with average selling prices rising by 4.3%. This consistent growth underscores not only the strength of buyer demand but also the resilience of seller confidence, even as the market transitioned through the typically slower late summer period.”

“East Lothian stood out as the star performer, with average selling prices climbing an impressive 17.2% year-on-year, driven by heightened interest in its coastal towns. Dunfermline also saw strong growth, with prices up 13.9% and notable demand for four-bedroom family homes. Edinburgh posted a more modest but steady rise overall, with areas such as Leith Links, Bonnington and Abbeyhill helping drive competition, as properties there achieved well over Home Report valuation.”

“Properties are continuing to sell quickly, with the median selling time holding steady at 22 days. Hotspots such as West Fife & Kinross (15 days) and Edinburgh East (18 days) highlight the pace of activity, while three-bedroom houses in Bonnyrigg sold swiftly, underscoring strong demand for family homes in commuter-friendly locations.”

“Sales activity also remained positive, with overall volumes up 8.0% annually despite a decline in new listings. East Lothian was particularly buoyant, with transactions up 44.0% and exceptional growth in towns such as Dunbar, Tranent and North Berwick. Within Edinburgh, Easter Road and Abbeyhill posted impressive uplifts, particularly for one-bedroom flats, reflecting their ongoing popularity among first-time buyers.”

“With more than 83% of homes marketed at ‘offers over’ and buyers continuing to pay an average of 102.4% of Home Report valuation, the balance of conditions demonstrates confidence on both sides of the market. Sellers are benefitting from strong demand, while buyers continue to enjoy a wide variety of choice across different property types and locations.”

“Looking ahead to autumn, the combination of healthy price growth, competitive selling times and robust sales activity suggests a stable and confident property market across the region. For personalised advice, contact your local ESPC solicitor estate agent to explore the latest opportunities.”