2025 Market Review (Late Summer)
If 2024 was steady, then 2025 can best be described as measured but confident. The Edinburgh market continues to perform well, with steady demand and pricing, though activity has felt a little calmer over the past few months.
According to the ESPC House Price Report (July–September 2025), the average selling price across Edinburgh, the Lothians, Fife and the Borders was £298,933, up 4.3% year on year (ESPC, October 2025). Properties continue to sell at strong levels, achieving on average 102.4% of Home Report value, marginally higher than last year.
Sales volumes rose by 8% year on year, while new property listings fell by 5.1%, showing that demand continues to outweigh supply. The median selling time remained at 22 days, identical to 2024, and around 22.5% of homes went to a closing date (ESPC, October 2025) – all signs of a balanced but still competitive market.
On the ground, the market has felt composed rather than fast-moving. This may be partly due to more buyers relying on the sale of their own property before being able to proceed, creating a more measured pace overall.
Regionally, East Lothian saw the strongest growth, with prices up 17.2% to £328,016, followed by West Lothian, where prices rose 9.2% to £288,362. Within Edinburgh, average prices increased by 3.3%, with Leith Links, Bonnington, and Abbeyhill continuing to attract strong demand.
Edinburgh’s city centre market remains strong, with top-end areas like Murrayfield and Ravelston leading on price. Steady growth in Craigleith, Blackhall, and Morningside highlights continued buyer confidence, while rising sales in Trinity point to healthy demand across the wider city.
In terms of speed, Edinburgh East and South West Edinburgh remain among the quickest to sell, averaging 18 and 20 days respectively, while Edinburgh North West saw a slower median of 36 days.
Overall, the Edinburgh market remains robust and stable, characterised by sensible pricing, steady demand, and moderate growth.
2025 Outlook (Autumn into 2026)
With the Bank of England base rate holding at 4% and perhaps only one more cut on the cards, the Scottish property market looks set for a steady spell heading into winter. Despite higher borrowing costs, buyer demand remains firm, supported by realistic pricing and solid market fundamentals.
All eyes now turn to the UK Autumn Budget and subsequent Scottish Budget, where speculation around the possible abolition of Stamp Duty in England and Northern Ireland has captured attention. While such a move could reshape parts of the UK housing market, it’s not expected to have an immediate impact north of the border, with Scotland’s separate LBTT system operating independently. It will, however, be interesting to see what stance the Scottish Government takes in response to any reforms announced at Westminster.
Although market activity has normalised from post-pandemic highs, Scotland’s housing sector — particularly in Edinburgh — continues to demonstrate consistency and confidence, underpinned by limited supply and steady buyer interest.
Final Thoughts
In summary, the Edinburgh property market remains healthy, with rising prices, consistent demand, and steady competition for quality homes. The pace of activity may feel slightly calmer, but the ESPC data shows continued strength across all key indicators.
As we move into the final quarter of 2025, it will be interesting to see the impact that both the UK Autumn Budget and Scottish Budget has on the Edinburgh and Lothians market.
References
– ESPC. House Price Report: July–September 2025. Published October 2025. https://espc.com/news/post/house-price-report
– ESPC. Quarterly Reports: Spring & Summer 2025.
– HM Treasury (anticipated). Autumn Budget 2025 – Property & Taxation Outlook.
