Three years on: how has the Newhaven tram extension affected local property prices?

Three years ago this month, the Edinburgh tram line launched its greatly anticipated extension into Leith and Newhaven. After years in the planning, and even longer in the making, much was made of the impact the extension would have on the local area – with many homeowners anticipating not only the benefits of improved transport links, but also a potential boost to their property’s value.

Now, on its third anniversary, we've taken a deep dive into our Edinburgh property market data to reveal just how much impact the tram extension has had on property prices in Edinburgh along the extended route.

Our data shows that over time, the areas adjacent to tram stops along the new, extended line have seen a clear and consistent upward trend in Edinburgh house prices. While we cannot solely attribute these increases to the launch of the line, its presence and availability will almost certainly have boosted the appeal of property within the area, therefore having some impact on its perceived and actual value. For anyone interested in buying a home in Edinburgh, selling property in Edinburgh, or following the latest property market trends, the results make for interesting reading.

How has your local area's average property price been impacted by the Newhaven tram extension?

Brunswick

Covering the areas surrounding the tram stops at Picardy Place and McDonald Road, such as Hillside, Broughton and Bellevue, properties in the Brunswick area had an average selling price of £243,936 in the period directly prior to the tram extension launching in June 2023.

Three years later, the current average selling price for properties adjacent to these tram stops is £318,286 – a significant increase of 30%. The area also now outperforms the wider Edinburgh property market average by 19%, showing how much more in demand this area has become over the past three years.

Pilrig

Pilrig, and the nearby stretch of Leith Walk, benefit from easy access to two tram stops, with McDonald Road and Balfour Street both close by. Properties in the Pilrig area sold for an average of £209,684 in the period of 2023 leading up to the tram extension launching.

By June 2026, the average selling price of property in these same locations has increased by 25%, to £261,551. This highlights the growing appeal of property for sale in Leith and neighbouring areas with strong transport connections.

Leith Walk

This area covers the tram stops at Balfour Street and The Foot of the Walk, and the residential streets between and surrounding them.

If you own a property in this area, you might be interested to know that average property prices have risen 37% since the launch of the tram. In May 2023, the average property selling price for these areas was £218,716, but in June 2026, the average is now £299,315.

Again, this area has performed so well in terms of property values in Edinburgh that its average now outperforms the overall City of Edinburgh average by 9%.

Leith

If we look at Leith as a whole, with those living close to stops on Leith Walk as well as those closer to Leith Links and the stop at The Foot of the Walk, prices have risen by 5% between May 2023 and June 2026.

Prior to the tram launch, property values in the area were £276,474 on average, but by the third anniversary of the line launching, property values in the area now sit at £291,653 on average. This continued growth reflects the ongoing popularity of homes in Leith among buyers seeking a balance of city living and strong transport links.

The Shore

This busy, buzzing area has three tram stops in the vicinity: The Shore’s own stop on Constitution Street, plus the stops at Port of Leith and Ocean Terminal, meaning residents have plenty of choice and access close at hand.

Properties in this area have experienced a 10% rise in average selling prices since the tram extension launched. In May 2023, you could expect to pay £242,583 on average for a home in The Shore and surrounding areas, but by June 2026, this has increased to a new average of £266,350.

The figures reinforce The Shore's reputation as one of the most desirable locations for Edinburgh property buyers looking for waterfront living and excellent connectivity.

Newhaven

Covering the final stop on the extended route, Newhaven will almost certainly have seen a boost in its value and popularity since the tram created a much faster route into the city centre and across to Edinburgh Airport. Neighbouring communities within walking distance of the tram stop will likely also be feeling its benefits.

Average property prices in the Newhaven area have risen by 5% during the period between the tram launch and today. In May 2023, properties in this area cost on average £247,517, but by June 2026, this is now £260,681.

As connectivity continues to play an important role in buyer decisions, areas such as Newhaven remain attractive options within the Edinburgh housing market, particularly for those looking for easy access to both the city centre and airport.

What does this tell us about the Edinburgh property market?

While the tram extension is only one of several factors influencing local house prices in Edinburgh, our data suggests that areas with direct access to the expanded tram network have generally experienced strong growth in property values over the past three years.

For homeowners, buyers and sellers alike, transport infrastructure remains an important consideration when assessing the long-term appeal and value of a location. As the city continues to evolve, we'll continue to monitor how major developments shape the Edinburgh property market and influence local property price trends.