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

Inside the Edinburgh property market

Here's how Edinburgh's market performed in the final quarter of 2025:

• Average selling price: £313,837 (up 3.2% year-on-year)
• Time to under offer: 25 days (four days slower than last year)
• New listings: Down 10.2% compared to the same period in 2024
• Sales volumes: Down 11.3% year-on-year

What's selling in Edinburgh?

Flats - particularly one and two-bedroom properties - are most popular in Edinburgh. They account for the vast majority of sales and remain the backbone of the capital's housing activity.

Leith leads the way

Leith continues to dominate, cementing its position as one of Edinburgh's busiest markets. Two-bedroom flats in Leith were the top-selling property type overall, with an average price of £253,747. One-bedroom flats also performed strongly, with sales volumes up 15% year-on-year.

Where first-time buyers are finding value

One-bedroom flats in Gorgie were some of the most affordable properties, with an average price just under £150,000 - still attractive to first-time buyers and investors despite a drop in transaction numbers.

Edinburgh's fastest-selling properties

Two-bedroom flats in east and north Edinburgh are flying off the market. Properties in Abbeyhill and Craigentinny typically went under offer in around two weeks, while at the premium end, three-bedroom flats in Morningside sold in just 11 days - twice as fast as the previous year.

Inside the East Lothian property market

Here’s how East Lothian’s market shaped up in the final quarter of 2025:

• Average selling price: £297,817 (up 7.4% year-on-year)
• Time to under offer: 24 days (one day quicker than last year)
• New listings: Down 4.1% compared to the same period in 2024
• Sales volumes: Up 3.7% year-on-year

What’s selling in East Lothian?

Unlike Edinburgh, East Lothian is very much a house-led market. Three-bedroom homes account for the biggest share of sales, driven by demand from families and movers looking for more space and better value beyond the capital.

Where demand is strongest

Musselburgh, Haddington and Prestonpans recorded the highest volumes of three-bedroom house sales, reinforcing their appeal as established commuter spots with good transport links and community amenities.

Flats still have their place

While houses dominate, flats attract selective but steady interest. Two-bedroom flats in Musselburgh were the most active flat type, achieving average prices of around £196,000. They remain appealing to first-time buyers and investors, even though flat sales volumes are lower overall.

East Lothian’s fastest-selling properties

Musselburgh stands out as the region’s most competitive market. Three-bedroom houses here typically went under offer in around 13 days, making them some of the fastest-selling homes in East Lothian. One-bedroom flats also moved quickly, highlighting consistent demand at more affordable price points.

Inside the Midlothian property market

Here’s how Midlothian’s market performed in the final quarter of 2025:

• Average selling price: £282,109 (up 6.8% year-on-year)
• Time to under offer: 25 days (six days slower than last year)
• House vs flat activity: Flat sales down 10%, house sales up 10%

What’s selling in Midlothian?

Like East Lothian, Midlothian is firmly house-led. Family homes dominate the market, with buyers prioritising space, value and access to Edinburgh. The total volume of flats selling during October - December dropped by around 10%, while the pendulum swung the other way for houses, with sales volumes growing by 10%.

Big demand for 4-bedroom homes

Four-bedroom houses were the standout performers this quarter. They went under offer fifteen days faster than last year and saw a 35.9% jump in sales volumes. A striking 74.5% of these homes achieved at least their Home Report valuation, up from 54.3% the year before.

The fastest selling areas in Midlothian

Dalkeith led the way with the highest number of sales. Bonnyrigg and Penicuik saw slight dips in sales but recorded healthy growth in new listings. Dalkeith moved in the opposite direction, with new insertions falling by year-on-year.

A steady, balanced market

Midlothian continues to offer a robust but increasingly balanced market. Demand remains strongest for competitively priced family homes in well-connected commuter towns, keeping activity steady even as conditions evolve.

Inside the West Fife & Kinross property market

Here’s how the market looked in West Fife & Kinross in the final quarter of 2025:

• Average selling price: Down 6.7% year-on-year
• Sales volumes: Down 18.5% on last year
• New listings: Down 19.6% compared to the previous year
• Time to under offer: 14 days (fastest of all regions)

Looking beyond the topline figures

At first glance, the numbers suggest the market has cooled, but much of this is simply a return to more normality after a surge in activity in 2024. Levels are now settling back toward those seen in 2023, which was still considered a strong year for the region.

The fastest-moving market in the area

Despite drops in price and volumes, West Fife & Kinross was the quickest market by far. Properties typically went under offer in just 14 days, matching last year’s pace. Sellers also achieved an average of 103.4% of their Home Report valuation - the highest across all regions.

Dunfermline takes the spotlight

Dunfermline led the way for new listings and was home to the fastest-selling property type overall. Two-bedroom flats in the city went under offer in just 13 days and saw impressive growth, with average prices up 24.5% and sales volumes rising 31.8%.

A healthy, fast-paced market

While sales and listings have dipped from last year’s highs, West Fife & Kinross remains a strong and highly competitive market. Buyers - whether looking at houses or flats - are still willing to move quickly when the right home comes along.

Inside the East Fife property market

Here’s how East Fife’s market performed in the final quarter of 2025:

• Average selling price: £325,819 (up 30.3% year-on-year)
• Median time to under offer: 52 days (ten days slower than last year)
• Buyer incentives: Homes achieved 98.6% of Home Report valuation on average

What’s driving prices in East Fife?

East Fife was the most expensive region this quarter, with average prices surging by 30.3%. This rise is largely due to an increase in high-value, larger homes coming to market - especially in some of the region’s most desirable coastal areas.

St Andrews takes centre stage

St Andrews saw a major surge in activity. Sales volumes soared by 83.3%, and average prices rose to £509,254. Four-bedroom houses were standout performers, selling for an average of £578,944 - an impressive 81.8% higher than last year.

How fast are homes selling?

Overall, the pace of the market slowed, with properties taking around 52 days to go under offer. This is likely down to the rise in higher-end listings, where buyers typically take more time. Kirkcaldy, however, bucked the trend - homes there sold in a median time of 20 days, twenty days faster than last year.

A strong market for buyers and sellers

Buyers enjoyed more negotiating power this quarter, paying on average 98.6% of Home Report valuation. Sellers, meanwhile, showed renewed confidence - 87% opted for an “offers over” pricing strategy, up substantially on last year.

Inside the West Lothian property market

Here’s how West Lothian’s market performed in the final quarter of 2025:

• Average selling price: £269,989 (up 4.6% year-on-year)
• Sales & listing: Up 3.2% and 5.6% respectively
• Time to under offer: 28 days (six days slower than last year)

A steady market overall

West Lothian’s market remained stable, with modest growth in both prices and sales. While homes took slightly longer to sell, buyers still benefited from a favourable market, paying on average 99.7% of Home Report valuation.

Seller confidence still strong

Seller confidence remained high. The majority of sellers used an “offers over” pricing strategy, optimistic about achieving strong sales prices. On average, homes sold for about 4.3% over their asking price in the last three months showing the strength of this pricing plan.

Key towns and popular property types

Livingston and East Calder led the way for listings, with East Calder enjoying a 16.7% increase year-on-year. Three-bedroom homes in Livingston were the most popular property type, followed by four-bedroom houses in the same town.

Affordable options for buyers

Three-bedroom homes in Livingston were also the most affordable in the region, with an average price of £217,285, making them particularly appealing to first-time buyers and families seeking good value in a well-connected area.

Inside the Scottish Borders property market

Here’s how the Borders’ market performed in the final quarter of 2025:

• Average selling price: £237,965 (up 9.8% year-on-year)
• Homes meeting or exceeding Home Report valuation: 66.8% (up 7.9 percentage points)
• Time to under offer: Around three to four weeks

Where activity is strongest

Galashiels, Kelso, and Peebles stood out as the most dynamic towns. Galashiels led the way, with high turnover in affordable two-bedroom flats attracting first-time buyers. Average prices in the town were just under £100,000, and listings grew by almost 30%, showing increased seller confidence.

Kelso sees strong demand

Kelso experienced the biggest rise in listings (+57.1% year-on-year) and strong interest in two- and three-bedroom houses. With prices ranging from £185,000 to £245,000, this segment is particularly popular with upsizers looking for value compared to Edinburgh.

Peebles at the premium end

Peebles continues to represent the Borders’ higher-value market. Four-bedroom houses averaged over £438,000, attracting lifestyle-driven buyers. While volumes are smaller than in other towns, mid- to upper-market activity is growing, reflecting confidence among buyers in this segment.

A resilient regional market

Most properties across the Borders went under offer within three to four weeks, with Galashiels and Kelso among the fastest-moving areas. Overall, the region remains steady and resilient, with affordability and lifestyle appeal supporting continued buyer demand.