The latest ESPC House Price Report shows that the property market across Edinburgh, the Lothians, Fife and the Borders remained resilient between September and November 2025, with the average selling price up 5.1% year on year to £299,050.
Buyers in the region paid an average of 101.8% of Home Report valuation, just 0.2 percentage points lower than last year, reflecting continued stability for both buyers and sellers.
Strong results were recorded in East Lothian, West Fife & Kinross and Edinburgh East, where properties achieved 102.4%, 103.4% and 102.8% of Home Report valuation respectively.
In contrast, buyers in West Lothian secured more favourable terms, with Livingston and East Calder averaging 97.9% and 99.7% of valuation.
The median selling time increased to 24 days, three days slower than the same period last year, suggesting buyers are taking more time to make informed decisions.
Homes sold fastest in West Fife & Kinross, going under offer in 15 days, matching last year’s pace.
Closing dates were set for 20.5% of homes, down from 21.5% last year, indicating more realistic pricing and a more balanced market environment.
East Fife recorded the strongest price growth, with the average home price rising 14.4% to £294,153.
The Borders saw prices increase 10.3% to £238,107, while East Lothian rose by 10.2% to £310,820. In Edinburgh, the average selling price increased 3.5% year on year to £316,063.
Sales volumes declined 4.9% year on year and new listings fell 8.9%, pointing to a more cautious market.
Dunfermline remained the most active area, recording the highest number of listings and sales.
Sellers also continued to favour the ‘offers over’ approach, used in 86.0% of listings compared with 77.7% last year.
Paul Hilton, chief executive of ESPC, said: “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.”
