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

Property Market Data - Key Points:

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £287,830 during April - June 2025, up 4% year-on-year.
• Properties achieved 102.4% of their Home Report valuation on average, up 0.3 percentage points on the same time last year.
• New property listings were up 7.8% while sales volumes increased by 0.5%.
• The median selling time for property was 21 days, one day quicker than the period April - June 2024.
• 22% of homes went to a closing date, down from 23% last year.

Average selling prices increase in most areas

The average selling price of property across Edinburgh, the Lothians, Fife and the Borders saw a significant 4% boost during April - June 2025, compared to the same time last year, taking the new average price to £287,830.

All regions (with the exception of East Fife and the Scottish Borders) experienced increases in their average selling prices; most noticeably in West Fife & Kinross where the average selling price increased 8.5% to £236,206. Midlothian saw its average selling price rise to £261,989, an increase of 5.5% year-on-year, while Edinburgh’s average rose 3.7% to £307,412, making it the most expensive region to buy a home in.

In the Scottish Borders, the most affordable region, property prices decreased marginally to £215,582, while in East Lothian, the average selling price rose 1.1% to a new average of £281,992. West Lothian continued to enjoy gradual growth, experiencing an increase of 3.1%, resulting in an average selling price of £272,406.

Taking a closer look at the capital, ESPC data shows that Edinburgh City Centre continues to show notable growth. Property prices in the heart of the Capital rose by a substantial 8.8% year-on-year, to a new average selling price of £336,840. The average house price in the east of the city, home to popular neighbourhoods such as Leith, Portobello and Meadowbank, was £272,518, a year-on-year rise of 6.5%. By contrast, house prices in the North West of Edinburgh fell 13.9% to a new average of £293,465.

In Fife, Dunfermline offered a mix of results; its average selling price was £241,710, a significant increase of 16.3% compared to April - June 2024. However, two-bedroom flats in the city were the most affordable properties on the market overall, coming in at £138,111 on average.

Housing markets hold steady amid ongoing buyer competition

Between April and June 2025, buyers paid an average of 102.4% of the Home Report valuation to secure a property - a 0.3 percentage point increase compared to the same period last year. The proportion of properties selling for at least their Home Report Valuation rose by 1.3 percentage points year-on-year. These figures suggest a stable market, providing confidence to both buyers and sellers.

In West Fife & Kinross, sellers enjoyed the strongest returns, with properties selling for an average of 103.5% of their valuation - up 1.0 percentage point from the previous year. Edinburgh and Midlothian each saw a modest increase of 0.1 percentage point, bringing their averages to 102.4% and 101.7% respectively.

Meanwhile, East Lothian experienced a slight dip of 0.2 percentage points but still achieved an average of 102.0% of the Home Report valuation. The Scottish Borders maintained the same figure as seen in April - June 2024, attaining 100.6% of the Home Report valuation.

The most buyer-friendly deals were found in East Fife, where homes sold for an average of 99.0% of their valuation, presenting notable opportunities for purchasers.

Focusing on the Capital, Edinburgh East stood out as the top-performing area for sellers, where properties achieved 103.4% of their valuation. Within this region, the sought-after neighbourhoods of Easter Road, Leith, and Craigentinny delivered particularly strong results. Easter Road led the pack with homes selling for an impressive 108.1% of valuation, followed by Leith at 105.3% and Craigentinny at 103.6%.

Property market maintains pace with last year

The median time for properties to go under offer during April - June 2025 was 21 days, one day quicker than the same time last year.

As we would expect to see, there were differences in the median selling time across the regions, with some areas and some property types demanding faster action from buyers. Overall, properties in Edinburgh sold in 21 days (two days quicker than April - June 2024), with homes in Edinburgh East (Leith, Portobello, Easter Road) flying off the market in just 15 days, four days quicker than the previous year. Home to popular neighbourhoods such as Balerno and Currie, Edinburgh South West also experienced a fast-paced market, with properties sellers enjoying a median selling time of 16 days.

Homes in both East Lothian and Midlothian sold with a median time of 23 days, keeping pace with the overall speed of the market. However, the pace of the property market decreased in East Fife and the Borders, where the median selling time slowed by 18 days and 17 days respectively, closer to historic averages in both regions.

In contrast, property sales in West Fife & Kinross moved at a very brisk pace, with homes being snapped up with a median selling time of just 14 days, which is 2 days faster than the previous year.

Looking closer at West Fife & Kinross, Dunfermline was especially fast-moving; the city had a median selling time of only 14 days. Three-bedroom houses there were the fastest-selling overall, going under offer in just 13 days, reflecting high buyer interest for spacious family homes.

22% of properties went to a closing date, down by 1.0 percentage points compared to the same period last year. This, combined with a steady average selling price and relatively stable median selling times, suggests that homeowners are setting realistic asking prices, enabling buyers to make well-informed decisions when placing offers.

Sales volumes increased slightly

Property sales across Edinburgh, the Lothians, Fife, and the Borders remained largely the same as the previous year, recording a slight increase of 0.5%.

Dunfermline recorded the highest number of property sales, despite a 31.6% drop in transactions compared to the previous year. Leith held its position as the second most active area, supported by an 8.7% increase in sales, while Corstorphine saw a 12.5% annual rise, reinforcing its status as a sought-after location near Edinburgh’s city centre. Musselburgh also performed well, with a notable 29.2% year-on-year increase in sales.

Within Edinburgh, South Queensferry experienced a significant 60.5% year-on-year jump in property sales. Meanwhile, Trinity, a rising coastal suburb close to the city centre, also saw strong growth, with sales up by 41.2% compared to the previous year.

In terms of property types, two-bedroom flats in Leith were the most in demand, showing a 20.8% year-on-year rise in sales. One-bedroom flats in the same area were the third most popular choice, even though their sales declined by 17.9%. Despite a 20.5% drop in sales, three-bedroom houses in Dunfermline ranked second, followed by four-bedroom homes in the city in fourth place. Rounding out the top five were three-bedroom houses in Corstorphine, which saw a 13.6% increase in sales.

With three of the top five most sold property types being homes with three or more bedrooms, there is clearly strong demand for spacious family housing. At the same time, the popularity of one- and two-bedroom flats - particularly in Leith - underscores the area’s appeal to first-time buyers seeking affordable options within the Capital.

More listings expand choices for homebuyers

Continuing the pattern observed over recent months, the April to June period presented a favourable market for buyers. The number of properties listed for sale rose once again - this time by 7.8% compared to the same period last year. This increase in supply provided buyers with a wider selection of homes, reducing competition and enhancing their chances of finding and securing their ideal property.

Dunfermline recorded the highest number of new listings, with property volumes rising by 5.5% year-on-year. Despite a 4.9% drop, Leith remained the second most active area for new listings. Corstorphine followed in third, experiencing a 4.3% rise in new properties coming to market compared to the previous year.

Midlothian enjoyed a busy period in terms of new listings, with three of the region’s main towns experiencing significant growth. Comparing year-on-year, Penicuik saw listings grow by 48% while Dalkeith’s and Bonnyrigg’s insertions increased by 31.6% and 26.7%, respectively.

In another sign of strong confidence in the market, despite rising numbers of available properties, 84.4% 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 7.5 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 property market across Edinburgh, the Lothians, Fife and the Borders continued to demonstrate resilience and growth through the spring and early summer months of 2025. A 4% rise in average selling prices across the regions shows steady demand and strong seller confidence, while the increase in new listings is providing greater choice for buyers. Overall, market conditions remain positive and balanced, with both sides of the transaction benefitting.”

“Notable growth has been seen in areas like West Fife & Kinross, where average selling prices surged by 8.5%, and in Midlothian, where prices rose by 5.5%. Edinburgh maintained its position as the most expensive area to buy a home, with a 3.7% increase taking the average to just over £307,000. In the capital, Edinburgh City Centre stood out with prices climbing 8.8% annually, and the city’s eastern districts also saw healthy price rises, driven by ongoing demand for well-located urban living.”

“Demand remains particularly robust in traditionally competitive areas such as Leith, Easter Road and Craigentinny, where properties are not only selling faster but also for well above their Home Report valuations.

“While the pace of sales has held steady year-on-year, some areas are moving notably faster than others. Edinburgh East properties are going under offer in just 15 days, while West Fife & Kinross is proving especially brisk with a median selling time of only 14 days. Dunfermline, in particular, remains one of the most active and competitive local markets.”

“Sales volumes across our regions remained stable, with a modest 0.5% annual increase. Standout areas included Corstorphine and Musselburgh, which both saw double-digit growth in sales activity. South Queensferry also experienced a remarkable 60.5% surge in sales, while Trinity’s rise of over 40% highlights continued interest in coastal and commuter-friendly neighbourhoods.”

“Encouragingly, new property listings grew by 7.8% compared to last year, offering buyers more choice and easing some of the pressure of competition. Even with this increase in supply, sellers remain confident: over 84% of properties are marketed under ‘offers over’, a notable increase that reflects sustained optimism in the market.”

“As we move into the summer, the outlook remains strong. Whether it’s first-time buyers seeking value in Leith, families upgrading to larger homes in the suburbs, or downsizers capitalising on high demand, there are abundant opportunities in today’s market. With stable selling times, competitive but achievable pricing, and a diverse range of homes on offer, the region is well-positioned for continued momentum.”

“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.”