The latest House Price Report from the Edinburgh Solicitors Property Centre highlights a thriving local property market.
During a period that is usually slower, the average selling price was up by 5.1%, reflecting the robust market activity seen throughout the latter half of 2025.
Between September and November 2025, buyers in Edinburgh, the Lothians, Fife and the Borders paid an average of 101.8% of their Home Report valuation, representing a slight annual decrease of just 0.2 percentage points, underscoring continued stability for both buyers and sellers. East Lothian, West Fife & Kinross and Edinburgh East achieved consistently strong results with an average of 102.4%, 103.4% and 102.8% respectively.
Meanwhile, buyers in West Lothian were able to snap up a bargain, particularly in the popular towns of Livingston and East Calder, where the average percentage of Home Report valuation attained was 97.9% and 99.7% respectively.
A median selling time of 24 days was recorded, which is three days slower year-on-year and suggests buyers are wishing to take more time to make informed decisions. Homes sold particularly quickly in West Fife & Kinross, going under offer in just 15 days, matching the median selling time recorded between September and November 2024.
Some 23.8% of properties went to a closing date, a drop of 1% compared to last year, indicating that sellers are pricing their homes realistically, creating conditions that allow buyers to act sensibly and submit well-considered offers.
The highest uplift in average house price was seen in East Fife, with property prices up 14.4% year-on-year to an average of £294,153. The Borders also saw a significant rise in average property prices, with an 10.3% increase taking the average to £238,107, while East Lothian rose by 10.2% to £310,820. Meanwhile in the capital, the overall average house price rose to £316,063, an increase of 3.5% year on year.
The volume of properties selling during September – November 2025 decreased 4.9% year-on-year, while the number of new properties coming to the market declined 8.9%, once again hinting that the market is more cautious in the current financial climate. Despite this, Dunfermline recorded the highest number of listings and the highest number of sales, retaining its position as the top selling area.
It was good news for sellers when it came to marketing their properties; 86.0% of homes were listed using the ‘offers over’ pricing structure, significantly up from 77.7% the previous year.
ESPC chief executive Paul Hilton says: “The property market across Edinburgh, the Lothians, Fife, and the Borders has demonstrated remarkable resilience during what is typically a quieter period, with strong year-on-year growth reflecting the sustained momentum we’ve seen throughout the latter half of 2025.
“East Fife has emerged as the star performer, driven by increased sales of larger family homes, while the Borders and East Lothian have both enjoyed impressive double-digit growth. Coastal hotspots like North Berwick and Dunbar are proving particularly attractive to buyers seeking quality of life alongside their property investment.
“Properties are taking slightly longer to sell, and we’ve seen fewer closing dates compared to last year. Rather than viewing this as a negative, I see this as a sign of a maturing, more balanced market where buyers are taking time to make considered decisions and sellers are pricing realistically.
“For first-time buyers, there are real opportunities emerging, particularly in areas like Dunfermline where affordable flats are moving extremely quickly. This is exactly the kind of market activity we want to see to keep the property ladder accessible for those taking their first steps into homeownership.
“Overall, while volumes are slightly down year-on-year, the fundamentals remain strong. Prices continue to grow, homes are selling at or above valuation, and we’re seeing a healthy balance between buyer caution and seller confidence.”
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