House Prices in Edinburgh: Q3 2025 Market Report
Edinburgh’s market in Q3 2025 shows steady price growth, fast sale times, and strong demand versus limited supply. Below is a clear, data-led snapshot for buyers, sellers, and investors—plus a practical mortgage update for late 2025.
£315,847
+3.3% to +4.3% YoY£653,000
Fastest growth (+7.2%)21 days
2 days faster than 2024102.6%
of Home Report valueMarket Overview & Regional Picture
Supply remains tight while buyer demand stays resilient across Edinburgh and nearby areas .
Average prices across Edinburgh rose by roughly 3.3%–4.3% year-on-year to £315,847 in Q3 2025. Across the wider region (Edinburgh, Lothians, Fife, Borders), the average sits around £298,933, with listings down ~5% but sales volumes up ~8% year-on-year—underscoring a seller-friendly environment with competitive bidding and shorter selling times.
City hotspots: Edinburgh East continues to outperform, with regular sales around 103.6% of Home Report valuation and notable premiums around Leith Links (often 106%+). Fastest sale times are in Edinburgh East (median 18 days) and the South West (20 days).
Property Prices by Type
Detached homes lead growth; flats remain the key entry point for first-time buyers.
| Property Type | Average Price | Annual Trend |
|---|---|---|
| Detached | £653,000 | +7.2% |
| Semi-detached | £424,000 | Steady |
| Terraced | £357,000 | Stable to modest growth |
| Flats / Maisonettes | £237,000 | +3.5% |
Entry-level: Citywide first-time buyer flats start around £242,000. Area examples: Leith 2-bed flats average £261,486 (+12.5% YoY), Portobello 2-beds around £303,516.
| Bedrooms | Avg Sold Price |
|---|---|
| 1 bed | £231,610 |
| 2 beds | £291,502 |
| 3 beds | £436,398 |
| 4 beds | £610,317 |
| 5 beds | £1,117,884 |
Mortgages in Edinburgh — Late 2025 Snapshot
Rates steadying; criteria easing at some lenders; 5-year fixes often pricing below 2-year.
Typical first-time buyer rates span ~4.33%–5.22%, with 95% LTV deals at the top end (c. 5.22% two-year; 5.15% five-year). With 25% deposits, pricing improves to roughly 4.33% (2-year) and 4.40% (5-year). Recent weeks brought small increases of about 0.01%–0.05%, yet rates remain below the same period last year across LTV bands.
2-Year vs 5-Year Fixed
The gap between 2- and 5-year fixes is narrow (and sometimes inverted), with many 5-year products cheaper than 2-year equivalents. On a £200,000 mortgage, the monthly difference often comes in around £20–£30, though setup fees for 5-year deals can be £1,000–£1,500 higher. Many first-time buyers still prefer 2-year fixes for flexibility, but interest in longer fixes is rising as households seek payment certainty through 2030.
Demand, Supply & Hotspots
Listings down, sales up: a tightening market with quick turnarounds.
With listings down about 5.1% but sales volumes up around 8% year-on-year, competition remains intense. Median selling time is about 21 days citywide, and many properties secure above Home Report valuation (Edinburgh average ~102.6%).
Where’s hot: Leith Links, Bonnington, and Abbeyhill frequently see best-in-class premiums and swift sales. Family homes in Dunfermline and Corstorphine continue to draw steady demand. The £1m+ tier remains active in Morningside and New Town, aided by lender confidence and extended valuation incentives.
How Q3 Compares with Earlier 2025
Momentum held from spring into summer, with premium/coastal micro-markets leading.
In Q1 2025, the city average (~£304,064) was already tracking +6.8% YoY, with city-centre averages around £352,568. Spring and summer sustained upward pressure, especially in sought-after districts and coastal pockets. Q3 kept that trajectory despite fewer new instructions.
Note: figures consolidate publicly available market snapshots and portal summaries for clarity.
Practical Takeaways for 2025 Buyers & Sellers
Actionable tips drawn from the data above.
- Buyers: Get agreement in principle early and budget for offers above valuation in hot zones (e.g., Leith Links). Consider 5-year fixes where pricing is sharper and you value payment stability.
- Upsizers: Detached stock is appreciating fastest; plan timelines around shorter marketing windows and visibility boosts (professional photos, energy-efficiency highlights).
- First-time buyers: Flats remain the main entry route; widen search to neighboring areas for value and faster move-ins.
- Investors: Monitor BTL product tweaks (LTV caps, limited-edition rates) and local yield pockets; factor in any budget or regulatory changes flagged for autumn/winter.
Edinburgh Property & Mortgage FAQ (Late 2025)
Quick answers to the most common questions right now.
Are house prices in Edinburgh still rising?
How quickly are homes selling?
What mortgage rates can first-time buyers expect?
Is a 2-year or 5-year fix better right now?
Are lenders loosening criteria?
Sources & Further Reading
Explore the full market context behind the figures summarised above.
- Essential Mortgages – Average UK Mortgage Rates
- Rightmove – Current UK Mortgage Rates
- Kerr & Watson – Mortgage Market News 2025
- Ativa Property – Luxury Home Market
- Rightmove – House Price Index (Oct 2025)
- ESPC – Edinburgh Property Market Q3 podcast
- Scottish Landlord Association – BTL update (Oct)
- TSB – Overpayments & Mortgage-free by 40
- Edinburgh Chamber – UK housing & Autumn Budget
- Simpson & Marwick – Scottish Property Update (June 2025)
- Edinburgh Letting Centre – Will Rates Go Down?
- Financial Reporter – Early house price cuts
- Ativa Property – Period Property Resilience
- HomeOwners Alliance – Best Mortgage Rates
- MOV8 – Scottish Property Update (Autumn 2025)
- Hargreaves Lansdown – Scottish Mortgage Investment Trust
Disclaimer: This page summarises multiple public sources. Figures are indicative and for guidance only—seek personalised advice before making decisions.