ESPC’s latest House Price Report points to a confident start to 2026 for the property market across Edinburgh, the Lothians, Fife and the Scottish Borders, with rising prices, growing seller confidence and sustained buyer demand creating well-balanced conditions.

Using sales data from November 2025 to January 2026, the average selling price across the region increased by 4.3% year-on-year to £296,093. November activity was still influenced by uncertainty around the UK budget and anticipated interest rate cut, contributing to slightly lower stock levels, with listings down 5% and sales volumes down 8% year-on-year.

Market activity indicators highlight strengthening momentum. Average views per property increased in January, while new My ESPC account registrations rose by 3% year-on-year. Seller confidence has also grown, with seller enquiries up 39% year-on-year over the last three months, alongside an increase in new seller asking prices.

This confidence is reflected in the quality and pricing of homes coming to market. The average Home Report valuation of newly listed properties increased by 2% year-on-year, and a higher proportion of homes were marketed using an ‘offers over’ pricing strategy, signalling optimism around achievable sale prices.

Buyers continue to benefit from a decent choice, with stock levels slightly lower than this time last year but sufficient to support a competitive and flourishing market. Importantly, pricing conditions remain balanced. Across all regions and city sub-regions, the average percentage paid over Home Report valuation is hovering around valuation, suggesting buyers can act decisively without widespread overbidding.

That said, pockets of stronger competition remain. Higher premiums were seen for specific property types in high-demand locations, including four-bedroom houses in Dunbar and three-bedroom houses in Newcraighall (both achieving 105% of Home Report value), as well as one-bedroom flats in Morningside (104%).

Dunfermline, Leith, Corstorphine and Musselburgh continued to lead the market in terms of sales volumes, with average selling prices rising in Leith, Corstorphine and Musselburgh. Flats in Leith remained the most popular property type overall, driven largely by first-time buyer demand, while family homes in Dunfermline proved particularly attractive to second-steppers.

In the Scottish Borders, demand remained strong, with the median time to sell falling by almost a fortnight to just 13 days, the fastest of all areas, highlighting continued buyer appetite.

Overall, the latest data points to a market entering 2026 with solid fundamentals: rising prices, strong engagement and growing confidence on both sides of the market.

For more information or to view properties currently on the market, visit espc.com.