Key Points

• The average selling price of property in Edinburgh, the Lothians, Fife and the Borders was £298,181 during August – October 2025, up 3.7% year-on-year.
• Properties achieved 102.1% of their Home Report valuation on average, the same as seen the previous year.
• New property listings were down 6.6% while sales volumes decreased by 0.3%.
• The median selling time for property was 22 days, one day slower than the period August – October 2024.
• 2% of homes went to a closing date, up from 21.8% last year.

The latest House Price Report from ESPC highlights a thriving local property market, offering stability for both buyers and sellers. Over the past three months, key metrics such as sales price compared to valuation, time to sell, and volume of sales have remained consistent.

Between August and October 2025, buyers in Edinburgh, the Lothians, Fife and the Borders paid an average of 102.1% of Home Report valuation – identical to last year. This reflects a balanced market, giving buyers and sellers confidence in pricing, whilst making and receiving offers. West Fife & Kinross, East Lothian and Midlothian achieved consistently strong results with an average of 103.2%, 102.4% and 102.1% respectively, reflecting ongoing competition for commuter hubs.

A median selling time of 27 days was recorded, which is one day slower year-on-year, again highlighting a steady market which has plenty of buyer interest and strong demand. There were some areas which outpaced this. Many properties flew off the market in West Fife & Kinross, taking a mere 15 days to go under offer. Sellers in Midlothian also experienced a real rush from home-hunters, with properties selling 5 days faster than they did in August – October 2024, being snapped up in 20 days. In Edinburgh, the overall speed of the market matched the overall pace of 22 days.

22.2% of properties for sale went to a closing date, which is 0.4 percentage points higher than at the same time last year. The conveniently connected residential suburb of Restalrig in East Edinburgh was in the highest demand with buyers, as 45% of the properties listed for sale here set a closing date.

The average selling price of property across the region saw a 3.7% boost, taking the new average price to £298,181. East Lothian recorded the strongest growth across all regions, with property prices up 16.3% year-on-year to an average of £327,682, reflecting strong demand for coastal living with Edinburgh access. In the City of Edinburgh, the average selling price rose 1.6% to £314,321, showing steady overall growth amid district variations. Midlothian saw a 1.7% uplift to £271,849, while the Borders rose 1.5% to £231,719, remaining the most affordable region. West Fife & Kinross recorded a 1.1% increase to £227,524, and East Fife held steady at £286,311, indicating market consolidation.

Across the area, there was a decrease in the number of properties coming to the market, with levels down 6.6% compared to the same time last year. However, sales remained steady, with just 0.3% less sales than the same period last year.

Despite lower levels of listings, sellers are understandably confident in the market with strong sales prices, stable time to under offer and strong buyer interest. This confidence was also evidenced by 84.2% of homes being listed using the ‘offers over’ pricing structure, up from 76.5% the previous year.

CEO Paul Hilton commented:

“The late summer and early autumn months have shown encouraging signs of steady growth and resilience across Edinburgh, the Lothians, Fife and the Borders.

“East Lothian’s performance has been particularly noteworthy, reflecting ongoing demand for coastal living within easy reach of Edinburgh. It’s also promising to see West Lothian and Midlothian maintaining healthy growth, reinforcing their appeal as attractive, good-value commuter areas.

“While we have seen a modest decrease in the number of homes coming to market, sellers appear to be optimistic, with the vast majority of properties – over 84% – marketed on an ‘offers over’ basis, up notably from last year.

“Overall, these results demonstrate a steady and confident market that continues to offer opportunities for both buyers and sellers. Growth may be more measured than in previous years, but stability and balance are welcome signs of a healthy property landscape across Edinburgh, the Lothians, Fife and the Borders.

“If you’re thinking about moving in the coming months, whether buying your first home or selling to move up the ladder, your local ESPC solicitor estate agent is best placed to guide you through the market with confidence.”

To read the full report, or to view properties currently on the market, visit espc.com.