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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £299,050 during September - November 2025, up 5.1% year-on-year.
• Properties achieved 101.8% of their Home Report valuation on average, down 0.2 percentage points from last year.
• New property listings were down 8.9% while sales volumes decreased by 4.9%.
• The median selling time for property was 24 days, three days slower than the period September - November 2025.
• 20.5% of homes went to a closing date, down from 21.5% last year.

Average selling prices saw year on year growth

The average property selling price across Edinburgh, the Lothians, Fife, and the Borders reached £299,050 between September and November 2025. This 5.1% year-on-year rise highlights strong buyer demand during a period that is usually slower, reflecting the robust market activity seen throughout the latter half of 2025.

Nearly all of the areas covered by ESPC saw healthy boosts in their average selling prices. In somewhat of a reversal of performance, the highest uplift in average house price was seen in East Fife. The average house price in the region was £294,153, which is 14.4% higher than the previous year and is likely due to an increase in the number of sales of larger homes. The Borders also saw a significant rise in average property prices, with an 10.3% increase taking the average to £238,107.

The average price of property in East Lothian continued to grow, rising by 10.2% to a £310,820. Digging into the data, we can see a spike in the sales volumes of homes in the highly desirable coastal towns of North Berwick and Dunbar, where average house prices reached £450,311 and £327,350, respectively.

In the capital, where the overall average house price rose to £316,063 (an increase of 3.5% year on year), the South West of the city retained it’s place as the most expensive place to buy a property. Featuring the affluent areas of Currie, Balerno and Juniper Green, the average price of homes here was £395,857 - a 12.5% increase on the previous year. Despite the second highest rate of growth in the capital (+6.6% year on year), Edinburgh West was by far the most affordable area of Edinburgh, with an average price of £218,852.

For buyers on a budget, despite an annual rise of 21.3%, one-bedroom flats in Dunfermline presented the most affordable opportunity, selling for £109,113 on average during this period. Edinburgh’s cheapest property type could be found in first-time buyer hotspot Gorgie, where one-bed flats cost on average £154,260.

Local property markets remain stable but competitive

The average percentage of Home Report valuation achieved across Edinburgh, the Lothians, Fife, and the Borders between September and November 2025 was 101.8%. This represents a slight annual decrease of just 0.2 percentage points, underscoring continued stability for both buyers and sellers. Homeowners planning to sell can remain confident in the market’s predictability, while buyers benefit from property prices that sit closer to Home Report valuations, which may open the door to more favourable mortgage options.

Across the main regions featured in this report, performance varied. Four areas recorded a dip in the average percentage of Home Report valuation achieved, while three saw an annual increase.

East Lothian, reflecting its notable rise in average selling price, enjoyed a 0.8 percentage point uplift year-on-year, reaching 102.4%. Although West Fife & Kinross experienced a modest 0.2 percentage point decline, it remained the most competitive market for buyers, with properties achieving an average of 103.4% of their valuation.

With a year on year decrease of 1.9 percentage points, buyers in West Lothian were able to snap up a bargain, particularly in the popular towns of Livingston and East Calder, where the average percentage of Home Report valuation attained was 97.9% and 99.7% respectively.

Within the capital, Edinburgh East delivered the strongest results for sellers, with properties reaching 102.8% of their Home Report valuation despite a year-on-year decline of 1.3 percentage points. The Shore performed particularly well, achieving 106.2% of valuation, while Bonnington reached 104.4% and Abbeyhill achieved a robust 104.0%.

74.2% of properties sold for at least their Home Report valuation — slightly below the 75.2% recorded during the same period in 2025.

The pace of the local property slowed

The median time for a seller to accept an offer in Edinburgh, the Lothians, Fife and the Borders was 24 days - three days slower than the same period last year. In general, properties are remaining on the market slightly longer than in recent months as buyers take more time to make informed decisions, carefully assessing affordability in the current financial climate.

As expected, selling times varied across the regions, with certain areas and property types requiring quicker action from buyers. Homes sold particularly quickly in West Fife & Kinross, going under offer in just 15 days, matching the median selling time recorded between September and November 2024. In contrast, the market in East Fife slowed considerably, with the median selling time rising by fifteen days to reach 50 days.

There was no change to speed of sale annually in Midlothian (22 days), East Lothian (23 days) and the Scottish Borders (25 days), while Edinburgh kept pace with the overall market, slowing by three days to a median selling time of 24 days.

Looking at property types, one-bedroom flats in Dunfermline were the quickest selling homes on the market. And with a median selling time of just 7 days, one-bed flats in the city are selling 1 week faster than two-beds properties, reflecting high demand for singles or couples hoping to get a foot on the property ladder in Fife.

Additionally, 23.8% of properties went to a closing date, a drop of 1.0 percentage points compared to last year. Combined with stable average selling prices and relatively consistent selling times, this indicates that sellers are pricing their homes realistically, creating conditions that allow buyers to act sensibly and submit well-considered offers.

Both listings and sales volumes decreased

The volume of properties selling during September - November 2025 decreased 4.9% year-on-year, while the number of new properties coming to the market declined 8.9%, once again hinting that the market is more cautious in the current financial climate.

In terms of new properties coming to market, Dunfermline recorded the highest number of listings, and broadly similar to the same amount of insertions as last year. Despite a decrease in insertions of 29.1% and 28.7% respectively, Leith and Corstorphine retained 2nd and 3rd place in the top ten for new listings.

Despite experiencing a notable 34.6% drop in the number of sales, Dunfermline retained it’s position as the top selling area. Leith, which was recorded the second highest numbers, had much more steady numbers when comparing year on year, dipping just 0.9%. Once again, Corstorphine wasn’t far behind, despite a 15.3% decrease in the number of sales.

Of the top ten areas with the highest sales volumes, South Queensferry was a standout performer, with 36.1% more sales than last year. The increase in sales volumes for 3- and 4-bedroom houses was especially high, reflecting growing buyer demand for spacious family homes with great commuter links to the capital.

It was good news for sellers when it came to marketing their properties; 86.0% of homes were listed using the ‘offers over’ pricing structure, significantly up from 77.7% the previous 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 demonstrated remarkable resilience during what is typically a quieter period, with strong year-on-year growth reflecting the sustained momentum we've seen throughout the latter half of 2025.

What's especially interesting when we look beyond the headline figures is the standout performance of areas outside the capital. East Fife has emerged as the star performer, driven by increased sales of larger family homes, while the Borders and East Lothian have both enjoyed impressive double-digit growth. Coastal hotspots like North Berwick and Dunbar are proving particularly attractive to buyers seeking quality of life alongside their property investment.

The market dynamics tell an interesting story about buyer behaviour. Properties are taking slightly longer to sell, and we've seen fewer closing dates compared to last year. Rather than viewing this as a negative, I see this as a sign of a maturing, more balanced market where buyers are taking time to make considered decisions and sellers are pricing realistically.

For first-time buyers, there are real opportunities emerging, particularly in areas like Dunfermline where affordable flats are moving extremely quickly. This is exactly the kind of market activity we want to see to keep the property ladder accessible for those taking their first steps into homeownership.

Overall, while volumes are slightly down year-on-year, the fundamentals remain strong. Prices continue to grow, homes are selling at or above valuation, and we're seeing a healthy balance between buyer caution and seller confidence.

If you're thinking of buying or selling a property in Edinburgh, the Lothians, Fife, or the Borders, contact your local ESPC solicitor estate agent today.