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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £285,684 during February - April 2025, up 6.6% year-on-year.
• Properties achieved 101.0% of their Home Report valuation on average, down 0.1 percentage points on the same time last year.
• New property listings were up 0.7% and sales volumes increased by 7.8%.
• The median selling time for property was 34 days, four days slower than the period February - April 2024.
• 17.8% of homes went to a closing date, down from 20.3% last year.

Most areas made gains in the average selling price

The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £285,684 during February - April 2025, an annual increase of 6.6%.

Looking at individual market areas, most regions saw solid growth in average selling prices. West Lothian stood out with a 9.1% year-on-year increase. The Scottish Borders also performed strongly, with average prices rising by 7.8% to £224,824. The only region to buck the upward trend was East Lothian, where average prices declined by 2.5% compared to the previous year.

East Fife saw a notable gain, with average prices increasing by 5.7%. Remaining the most affordable region covered in the report, West Fife & Kinross saw an increase of 2.5%, while Midlothian enjoyed a rise of 3.1% compared to the previous year.

In Edinburgh, the property market showed strong growth, with average selling prices climbing 6.8% to reach £304,294. A closer look at the capital’s city centre revealed an even sharper rise of 10.6%, bringing the average selling price there to £353,811. This area includes some of the city's most sought-after neighbourhoods, such as New Town, Old Town, Stockbridge, West End, and Comely Bank.

Looking elsewhere in the capital, the east of Edinburgh, which includes popular neighbourhoods such as Leith, Portobello and Joppa, experienced an increase of 7.7%, resulting in an average selling price of £274,001. Across the city in the west, home to areas including Roseburn, Murrayburn and Gorgie, the new average selling price rose to £211,809, an increase of 10.1% compared to the previous year.

Despite an overall decrease in the average selling price as a region, there were some notable winners within East Lothian highlighting the hyper local differences within the property market and showcasing the uniqueness of every home sale. Homes in Dunbar enjoyed a 18.1% increase year-on-year, resulting in a new average selling price of £325,957, while Musselburgh had a 9.3% rise, increasing the average selling price here to £241,237.

Local property markets remain stable but competitive

The average percentage of Home Report valuation achieved across Edinburgh, the Lothians, Fife, and the Borders between February and April 2025 stood at 101%. This is only 0.1 percentage point down compared to the previous year, highlighting stability for buyers and sellers alike. Homeowners looking to sell can have confidence in relatively predictable property market conditions while home buyers can buy their new property at a cost closer to the Home Report valuation and therefore potentially allowing them access to better mortgage deals.

Looking at the core areas covered in this report, there was mixed results in terms of average percentage of Home Report valuation attained, with four regions experiencing a decrease, two regions enjoying an increase and one region remaining the same compared to the previous year.

In direct correlation with its significant hike in average selling price, West Lothian enjoyed a 1.4 percentage point increase year-on-year. West Fife & Kinross was the other region where average percentage of Home Report valuation attained rose, increasing 0.1 percentage points.

East Fife, Midlothian, East Lothian and the Scottish Borders all had slight decreases on the average percentage of Home Report valuation attained, while in the capital, the figure remained the same as last year.

Properties in the west of Edinburgh secured the highest premium in the capital, with keen buyers paying 102.2% of the Home Report valuation on average. This is 1.0 percentage points up on the same time last year and indicates continuing high demand these popular neighbourhoods that include Gorgie, Carrick Knowe and Slateford.

Meanwhile, 70.1% of properties sold for at least their Home Report valuation, up from 69.6% in the same period of 2024.

The pace of the property market slowed for most regions

Between February and April 2025, the median time for properties to go under offer was 34 days - four days longer than during the same period in 2024. This trend signals a stable market, offering reassurance to both buyers and sellers. Buyers benefit from having more time to evaluate properties carefully, while sellers can remain optimistic that sales are progressing and offers are likely within a short number of weeks.

As anticipated, selling times varied by region and property type, with certain areas experiencing stronger demand than others. Only one region sold properties quicker than the same period last year; West Lothian experienced an average median time to sell of 27 days, which is eight days faster.

The pace of the market slowed notably in East Fife and the Scottish Borders, with the regions experiencing a median time to sell of 78 days and 69 days respectively. This is 36 days slower for East Fife and 28 days slower for the Scottish Border when comparing year-on-year. In both cases however, we can see a significant number of properties that had been on the market for some time selling. This has an obvious impact on the overall median time to under offer, but in fact showcases that buyers are not deterred by time on market and are keen to secure their dream property.

In Edinburgh, the overall median time to sell remained steady at 33 days, matching the previous year. However, some neighbourhoods within the city saw much faster activity.

Properties in the south-west of Edinburgh, home to sought-after areas such as Balerno, Currie and Juniper Green, flew off the market in just 22 days, significantly quicker than during February and April 2024.

In Leith, homes sold one day quicker than the previous year, with an average median time to sell of 18 days. Two-bed flats in this popular area of the capital matched this rate, while one-bed flats were also snapped up quickly, with an average median time to sell of 21 days. Despite the average median time to sell slowing down by 5 days to a new average of 26 days for all property types in Dunfermline, two-bed flats in the city were in high demand, going under offer in just 15 days.

Meanwhile, 17.8% of properties went to a closing date, marking a 2.5 percentage point decrease year-on-year. Combined with stable average selling prices and consistent median sale times, this indicates that sellers are pricing their homes realistically, giving buyers the confidence to make thoughtful, informed offers.

Sales volumes enjoyed a healthy boost

Between February and April 2025, the number of properties sold across Edinburgh, the Lothians, Fife, and the Borders increased by 7.8% compared to the same period last year, indicating strong confidence among buyers and sellers in the housing market.

If we look at the top ten areas where properties sold in the highest volumes, Dunfermline was top of the list, despite sales volumes declining 30.1% year-on-year. Leith and Corstorphine were in second and third place respectively, while South Queensferry secured fourth spot, thanks to a significant annual growth in sales volumes of 111.1%.

Inside the top ten were three East Lothian towns, hinting at increasing demand for commuter-friendly locations close to Edinburgh. Dunbar saw a healthy 105.3% rise in properties selling, while in Tranent, sales volumes also increased substantially, by 78.3%. Ever-popular Musselburgh was also in the top ten, with a modest sales volume increase of 5.9%.

Unsurprisingly, two-bedroom flats in Leith were yet again the property type which sold in the highest volumes, despite decreasing 4% annually. Although sales volumes dropped by 25.7%, three-bedroom houses in Dunfermline were the second most-popular property type, while one-bedroom flats in Leith, which enjoyed a 4% year-on-year rise in sales volumes, came in third.

Gorgie, consistently highlighted as an emerging hotspot in the city, saw sales volumes of one-bedroom flats in Gorgie rose significantly, by 64.3% - unsurprising given this is the capital’s most affordable property type.

Buyers enjoyed plenty of choice as listings increased

Across Edinburgh, the Lothians, Fife and the Borders, there was a slight increase in the number of properties coming to the market during February to April 2025, with levels up 0.7% compared to the same time last year. With some stabilisation around interest rates, it’s clear to see that homeowners are still keen to move.

The ever-popular areas of Dunfermline in West Fife & Kinross, and Corstorphine and Leith in Edinburgh listed the highest numbers of properties coming to the market, despite each of these areas experiencing a decline when comparing year-on-year.

It was a different story in East Lothian, where Musselburgh and Dunbar both enjoyed notable increases in the number of properties coming to market, rising 41.3% and 47.2% annually. Good news considering the strong sales demand we’ve seen in these locations.

Looking at property types and sizes, in a trend that doesn't seem like changing anytime soon, two-bed flats in Leith were the most listed. Having enjoyed a 40% increase in insertions year-on-year, four-bed houses in Dunfermline was the second most listed property type, a spot typically taken by three-bed houses in the city.

Two-bed flats in Corstorphine were third, rising 35.7% annually. Other property types in specific areas that experienced noteworthy increases in insertions include two-bed flats in Trinity, up 107.7%, and three-bed houses in Penicuik, up 52.9%.

In good news for sellers, during the period February to April 2025, 87.4% of properties for sale were listed at an ‘offers over’ price, significantly up from 75% during the same period in 2024.

What does it mean for the local property market?

CEO Paul Hilton commented:

“The spring months of 2025 have continued to paint a positive picture for the local property market, with rising average selling prices across most regions, steady sales activity, and a consistent stream of new property listings. Buyers are benefiting from stable conditions, while sellers are seeing strong market engagement.”

“Edinburgh and surrounding areas have demonstrated resilience and growth, with the capital’s average selling price increasing by 6.8%, and especially vibrant movement in city centre, where prices rose by more than 10%. We’ve also seen impressive performance in places like West Lothian, where homes are selling faster and for significantly higher prices, reflecting high demand and value.”

“While East Lothian saw a slight decline in average prices overall, towns like Dunbar and Musselburgh recorded double-digit growth and rising sales activity, showing that demand in commuter belts remains strong. The surge in sales volumes across areas like South Queensferry and Tranent, and consistent interest in Leith and Corstorphine, highlight the continuing appeal of well-connected, lifestyle-rich communities.”

“Although the pace of sales has slowed slightly in some regions, the overall picture remains one of a healthy, competitive market. Median time to under offer across our core areas sits at 34 days - still within a window that provides reassurance for sellers while allowing buyers the space to make informed decisions. Notably, hotspots like Leith and Balerno are still seeing properties move quickly, underlining strong localised demand.”

"We’re encouraged by a nearly 8% year-on-year increase in sales volumes, with first-time buyer favourites such as one- and two-bedroom flats in Leith and Gorgie continuing to dominate. At the same time, sellers are increasingly pricing confidently, with nearly 90% of homes marketed under ‘offers over’, a sign of optimism in the market.”

“Looking ahead, the market is poised for continued activity into the summer months. Well-presented, well-priced properties are attracting firm interest, and with buyer demand remaining high, both sides of the market have plenty of reason to be positive as we move forward.”

“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.”