Property Market Highlights
- Average selling prices across East Central Scotland rose 4.6% year-on-year, hitting £287,184
- Properties selling faster as the market picks up the pace – selling 2 days quicker than in 2024
- On average, homes achieved 101.6% of their valuation at sale – an annual dip of just 0.1 percentage points
- The Scottish rental market shrinks as landlords exit the sector
Average Selling Prices Across East Central Scotland Rose 4.6% Year-on-Year, Hitting £287,184
According to the latest data published by ESPC, the property market in Edinburgh, the Lothians, Fife and the Borders has kicked off 2025 on a high, with average selling prices climbing steadily. Between November 2024 and January 2025, the average property price in these regions rose by an impressive 4.6% year-on-year – reaching £287,184. This sustained growth, even during the typically quieter winter months, signals continued buyer confidence and a resilient market.
West Fife & Kinross led the charge with an outstanding 11.8% annual increase, bringing the average selling price to £231,582. Midlothian also enjoyed a strong uplift, with property prices rising by 4.4% to £260,237, while Edinburgh’s market remained buoyant, with a 3.6% rise bringing the city’s average to £300,744.
The Scottish Borders also experienced positive movement, with prices up 5.1% to £227,164. Even in areas where prices dipped slightly, such as East Lothian (down just 0.1% to £275,007) and West Lothian (down 0.6% to £241,818), values remain strong – reflecting the overall stability of the market.
Within Edinburgh itself, the north-west stole the spotlight with an impressive 20% annual rise, pushing the average price in the area to £290,041. Kirkliston saw particularly remarkable growth, with average prices surging 37.1% year-on-year to £331,044. Meanwhile, South Queensferry, a sought-after spot for those looking to enjoy coastal living while staying close to the capital, saw prices climb 17.4% to £273,420.
Edinburgh’s eastern neighbourhoods also delivered strong results, with the ever-popular Leith seeing notable price increases. Two-bedroom flats in the area saw a 12.5% annual rise, now averaging £261,486, while one-bedroom flats jumped 8% to £183,797. Over in Portobello, two-bedroom flats also saw impressive growth, with a year-on-year increase of 11.7%, taking the average price to £303,516.
As 2025 unfolds, the market’s momentum continues, offering strong opportunities for sellers.
Properties Selling Faster as Market Picks Up Pace – Selling 2 Days Quicker than 2024
Homes across Edinburgh, the Lothians, Fife and the Borders are selling faster than they were a year ago, with buyers acting quickly to secure their next move. As reported by ESPC, the median selling time between November 2024 and January 2025 was just 22 days – a whole two days quicker than the same period last year.
West Fife & Kinross led the way, with homes selling in an impressive 14 days – a full five days faster than the previous year. Meanwhile, in a shift from previous trends, West Lothian saw a significant boost in sales speed, with properties going under offer 17 days sooner than last year, matching the overall median of 22 days.
At the other end of the spectrum, East Fife took the longest to sell, with properties spending an average of 37 days on the market – 10 days slower than the previous year.
What Were the Fastest-Selling Property Types?
Certain property types were snapped up particularly quickly, showing where demand is at its highest. Two-bedroom houses in Dunfermline were the star of the show, selling in just eight days – a huge seven days faster than the previous year.
Reflecting strong buyer interest, one-bedroom and three-bedroom flats in Portobello flew off the market in just 17 days, while two-bedroom flats in Willowbrae saw a dramatic drop in selling time, going under offer in just eight days – 13 days faster than last year.
With homes selling faster and competition remaining strong, the early months of 2025 point to a fast-moving and highly active property market across the region. Great news for sellers looking to make the move.
On average, homes achieved 101.6% of their valuation at sale – an annual dip of just 0.1 percentage points
As reported by ESPC, properties across Edinburgh, the Lothians, Fife, and the Borders continued to sell close to their Home Report valuation between November 2024 and January 2025. On average, homes achieved 101.6% of their valuation, a marginal dip of just 0.1 percentage points compared to the same period last year.
Market consistency was further highlighted by 72.5% of homes selling for at least their Home Report valuation – exactly the same proportion as last year. This signals that while bidding activity has eased slightly, competitive offers are still common across many areas.
Where Are Properties Selling Above Valuation?
Whilst most areas saw a small reduction in the percentage paid over Home Report valuations, West Fife & Kinross and Edinburgh bucked the trend, both experiencing an increase. In West Fife & Kinross, homes sold for an average of 103.2% of their valuation, a healthy rise of 1.9 percentage points. Edinburgh also saw a 0.1 percentage point increase, with properties achieving 101.9% of their valuation on average.
Even in areas where the percentage paid over valuation dipped slightly, homes are still achieving strong selling prices. East Lothian sellers secured 101.9% of Home Report valuation, while Midlothian properties achieved 101.2%, despite seeing a slight year-on-year decrease of 0.8 and 1.1 percentage points, respectively.
In Edinburgh, the East of the city saw the highest demand, with properties selling for an average of 103.5% of valuation. Looking closer, Willowbrae, Easter Road, and Portobello emerged as key hotspots, with buyers paying well over valuation to secure homes. Willowbrae led the way at 106.5%, closely followed by Easter Road at 106.3% and Portobello at 105.3%, reflecting strong competition in these sought-after locations.
Despite minor shifts, the overall picture remains positive – buyers continue to pay close to, or above, valuation in many areas, indicating a resilient and balanced market as we move further into 2025.
Scottish Rental Market Shrinks as Landlords Exit the Sector
According to an article published by Property118, Scotland’s private rental market is seeing a significant shift, with over half of landlords (53%) considering leaving the sector due to rent control proposals and growing regulatory pressures.
New analysis from the Scottish Association of Landlords (SAL) highlights increasing concerns among property owners, with stricter legislation leading to a steady decline in available rental homes.
The report estimates that 8.5% of rental properties were withdrawn from the market in 2024, following a 6.4% decline in 2023. If these trends continue, this could equate to the loss of around 52,225 rental properties over the past two years – approximately 14.9% of Scotland’s private rental stock.
The findings come as the Scottish Government proposes rent caps linked to inflation, aiming to strike a balance between tenant affordability and landlord sustainability. However, many landlords feel the ongoing regulatory changes create an uncertain and unviable investment landscape, prompting them to sell up.
What Does this Mean for Private Buyers & Sellers?
The shift in Scotland’s rental market presents opportunities for private buyers and sellers. With more landlords selling up, first-time buyers and home movers could benefit from a wider choice of properties, potentially easing competition in certain areas. A surge in supply may also help stabilise property prices, making homeownership more accessible.
As Scotland’s property market continues to evolve, the impact of landlords leaving the sector will become clearer. For now, buyers may find greater opportunities while renters navigate growing uncertainty in an increasingly competitive market.
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