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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £295,572 during June - August 2025, up 4.5% year-on-year.
• Properties achieved 102.4% of their Home Report valuation on average - no change from the previous year.
• New property listings were up 0.8% and sales volumes increased by 7.1%.
• The median selling time for property was 20 days, one day quicker than the period June - August 2024.
• 22.2% of homes went to a closing date, down from 23.3% last year.

Regional housing prices continued to edge higher across the board

Between June and August 2025, the average property selling price across Edinburgh, the Lothians, Fife and the Borders was £295,572. That’s a healthy 4.5% increase compared to the same period last year. This consistent annual growth underlines the resilience of the property market over the summer months, which are typically a busier time for buyers and sellers alike.

Most regions recorded positive annual growth, with East Lothian leading the way. The region stood out with the biggest rise, as average prices jumped 12.1% year-on-year to £303,786 - fuelled by the area’s ongoing popularity with buyers looking for space and access to the coast. West Lothian wasn’t far behind, up 9.8% to £290,801, while West Fife & Kinross also saw a strong 8.5% lift to £236,980. Edinburgh’s average selling price matched the overall market, rising 4.5% annually to £315,961.

Within the capital, however, the picture was more mixed. The south west of Edinburgh recorded the sharpest increase, with prices rising 16.2% to £385,781, reflecting the high demand for family homes in areas such as Balerno, Currie and Juniper Green. Edinburgh south also posted strong gains, up 6.6% to £379,399, while the ever-popular east saw prices rise 7.3% to £283,737, buoyed by demand in ever-popular areas such as Leith and Portobello.

On the other hand, some parts of the city cooled slightly. Edinburgh City Centre dipped by 2.6% to £313,156, while the north west fell 4.1% to £300,377, suggesting buyers may be stretching their budgets elsewhere in the capital. The West of the city also saw a small drop of 2.8%, with average prices there now sitting at £208,731, making it the most affordable area of Edinburgh.

Looking at property types, smaller homes remain some of the most budget-friendly options. Two-bed flats in Dunfermline averaged £140,400, up 1.9% year-on-year, continuing to appeal to first-time buyers. Meanwhile, two-bed houses in Musselburgh climbed 4.3% to £223,462, highlighting strong demand for starter family homes close to Edinburgh.

Strong buyer interest contributes to a resilient marketplace

Buyers paid an average of 102.4% of the Home Report valuation across Edinburgh, the Lothians, Fife and Borders during June - August 2025 - exactly the same as last year. While the overall market remains steady, there are some interesting regional differences beneath the surface.

Sellers in West Fife & Kinross continued to see strong returns, with homes achieving an average of 103.7% of their valuation, up 0.8 percentage points year-on-year. Midlothian and West Lothian also saw increases, with homes selling for 102.4% (+0.6) and 101.4% (+0.5) of their valuation respectively.

For buyers, East Fife remained the most favourable area, with properties selling for 99.2% of their Home Report valuation on average - down 1.9 percentage points - offering a few bargains for those willing to shop around. East Lothian and the Borders saw slight declines of 0.9 and 0.1 percentage points respectively, suggesting some cooling after a busy 2024.

Within Edinburgh, the east of the city continued to attract strong demand, with homes selling for 103.8% of their valuation, up 0.6 percentage points. The city centre also saw modest growth (+0.3), while the north west experienced a small dip to 101.0% (-1.2).

Looking closer at the city centre, a few neighbourhoods really stood out. Broughton led the way, with buyers paying 108.0% of the Home Report valuation, a notable 4.7 percentage point increase year-on-year, likely reflecting the area’s popularity among young professionals looking for character properties in the heart of Edinburgh. Fountainbridge wasn’t far behind at 105.4% (+4.5), while Stockbridge also performed well, with 101.7% (+2.0), showing that demand remains strong even in traditionally more stable pockets.

Overall, while the average across the region is unchanged, the data highlights how local factors, from developing infrastructures to lifestyle appeal, continue to shape the market, creating hotspots where buyers are willing to pay a clear premium.

The local property market keeps pace with previous year

The median time for properties to go under offer between June and August 2025 was 20 days - one day quicker than during the same period in 2024. As ever, selling times varied across the region, with some areas moving at pace while others saw buyers taking a little longer to commit.

In Edinburgh, homes sold in a median time of 20 days, two days faster than last year. The east of the city continued to move quickly, with properties going under offer in just 16 days, two days faster than 2024. Edinburgh South West was also especially brisk, with homes taking only 15 days to sell, seven days quicker than last year, reflecting strong demand for suburban family homes. Edinburgh South showed similar momentum at 20 days, three days faster year-on-year.

On the slower side, Edinburgh North West saw median selling times rise to 32 days - eight days slower than the previous year. City Centre properties took 25 days to sell, three days quicker than 2024, showing steady appeal despite higher price points.

Beyond the capital, the trends were more mixed. Midlothian stood out as one of the fastest-moving areas, with properties taking just 17 days to under offer, eight days faster than last year. In contrast, East Lothian saw a slowdown, with median selling times of 24 days, five days more sluggish annually. West Fife & Kinross retained its lightning pace at 14 days, unchanged from last year, while the Borders remained steady at 23 days. However, East Fife and West Lothian both experienced notable slowdowns, with median selling times of 35 and 34 days respectively - nine and seventeen days slower than 2024.

Three-bedroom houses in Dunfermline were the quickest-selling property type overall, with eager buyers snapping up these properties in just 10 days. Looking at Edinburgh, one-bedroom flats in Abbeyhill proved popular, going under offer in 11 days, which is eight days faster than last year.

Overall, the data shows that while parts of the market continue to be fast-paced, especially in Edinburgh and Midlothian, other areas are seeing more measured activity. This balance highlights the importance of realistic pricing and positioning to attract serious buyers in today’s market.

Sales volumes experienced notable growth

Property sales volumes across Edinburgh, the Lothians, Fife and the Borders rose 7.1% year-on-year during June - August 2025. Despite the number of properties listed remaining fairly steady with just a 0.8% increase annually, the uplift in property sales hints at an increase of active buyers in the market.

Among the areas with the highest property sales volumes, Dunfermline led the way - despite a 9.4% year-on-year decline in transactions. Leith followed in second place, while Musselburgh leapfrogged Corstorphine into third place due to a significant 52.9% increase in sales. Penicuik was the fifth most active area in terms of sales volumes, helped by an annual rise of 37.3%.

A number of towns in East Lothian enjoyed notable growth, namely Dunbar, Tranent and Haddington. Dunbar experienced a significant 72.4% rise in sales, with Tranent close behind in terms of uplift, having seen an annual rise in sales volumes of 64.5%. Haddington’s sales volumes grew by 23.1%.

In terms of property types, two-bedroom flats in Leith remained the most popular, despite a decrease in sales volumes of 10.9% annually. Buoyed by an increase of 51.9% year-on-year, four-bedroom houses in Dunfermline were the second most-sold, while one-bedroom flats in Leith claimed third spot.

Further highlighting East Lothian’s popularity, sales volumes of two-bedroom flats in Musselburgh increased 47.1% year-on-year, while sales of three-bedroom houses rose by 60.0% annually.

New property listings rise marginally year-on-year

Property listings continued to rise year-on-year, albeit marginally, during the three-month period of June - August 2025. The volume of properties coming onto the market increased by 0.8%, meaning that there was still plenty of opportunity for buyers to secure their new home.

Despite a decrease of 10.6% year-on-year, Dunfermline offered the greatest volume of property listings. Leith secured second spot, helped by a 25.7% rise in listings, while Corstorphine maintained third place with a 3.0% increase annually.

Two-bedroom flats in Leith appeared most commonly on the market during June - August, thanks to a 53.1% increase year-on-year. Although experiencing a 17.2% decline annually, three-bedroom houses in Dunfermline were the 2nd most listed property type, while one-bedroom flats in Leith also made the top 3, having seen 11.9% more property listings compared to last year.

In another sign of strong confidence in the market, despite rising numbers of available properties, 84.2% of sellers chose to list their properties using the ‘offers over’ marketing method (as opposed to listing for a fixed price) - a figure which is 8.6 percentage points higher than it sat during the same time last year.

What does it mean for the local property market?

CEO Paul Hilton commented:

“The summer months of 2025 have highlighted the continued strength of the local property market, with average selling prices rising 4.5% annually across Edinburgh, the Lothians, Fife and the Borders. This growth, combined with rising sales volumes and steady new listings, reflects a balanced and confident marketplace.”

“East Lothian led the way with a 12.1% jump in average prices, while West Lothian and West Fife also posted strong gains. In Edinburgh, the South West stood out with a 16.2% rise, underlining strong demand for family homes in Balerno, Currie and Juniper Green, while areas such as Leith and Portobello helped drive growth in the east of the city.”

“Properties are continuing to sell quickly, with a median time to sell of just 20 days. In-demand property types, such as three-bedroom homes in Dunfermline and one-bedroom flats in Abbeyhill, are moving even faster, highlighting robust buyer activity. Sales volumes rose by 7.1% year-on-year, with notable growth in Musselburgh, Dunbar and Tranent.”

“With listings holding steady and more than 84% of homes marketed as ‘offers over’, seller confidence remains strong. Buyers, meanwhile, are benefitting from greater choice and steady conditions, setting the stage for continued healthy activity as we move into autumn.”

"Contact your local ESPC solicitor estate agent today for more advice and insight into the latest trends in the region."