All regions – with the exception of East Fife and the Scottish Borders – experienced increases in their average selling prices; most noticeably in West Fife & Kinross where the average selling price increased 8.5 per cent to £236,206. Midlothian saw its average selling price rise to £261,989, an increase of 5.5 per cent year-on-year, while Edinburgh’s average rose 3.7 per cent to £307,412, making it the most expensive region to buy a home in.

In the Borders, the most affordable region, property prices decreased marginally to £215,582, while in East Lothian, the average selling price rose 1.1 per cent to a new average of £281,992. West Lothian continued to enjoy gradual growth, experiencing an increase of 3.1 per cent, resulting in an average selling price of £272,406.

Taking a closer look at the capital, ESPC data shows that Edinburgh city centre continues to show notable growth. Property prices in the heart of the Capital rose by a substantial 8.8 per cent year-on-year, to a new average selling price of £336,840. The average house price in the east of the city, home to popular neighbourhoods such as Leith, Portobello and Meadowbank, was £272,518, a year-on-year rise of 6.5 per cent. By contrast, house prices in the North West of Edinburgh fell 13.9 per cent to a new average of £293,465.

In Fife, Dunfermline offered a mix of results; its average selling price was £241,710, a significant increase of 16.3 per cent compared to April - June 2024. However, two-bedroom flats in the city were the most affordable properties on the market overall, coming in at £138,111 on average.

Between April and June 2025, buyers paid an average of 102.4 per cent of the Home Report valuation to secure a property – a 0.3 percentage point increase compared to the same period last year. The proportion of properties selling for at least their Home Report Valuation rose by 1.3 percentage points year-on-year. These figures suggest a stable market, providing confidence to both buyers and sellers.

In West Fife & Kinross, sellers enjoyed the strongest returns, with properties selling for an average of 103.5 per cent of their valuation – up 1.0 percentage point from the previous year. Edinburgh and Midlothian each saw a modest increase of 0.1 percentage point, bringing their averages to 102.4 per cent and 101.7 per cent respectively.

Meanwhile, East Lothian experienced a slight dip of 0.2 percentage points but still achieved an average of 102.0 per cent of the Home Report valuation. The Scottish Borders maintained the same figure as seen in April - June 2024, attaining 100.6 per cent of the Home Report valuation.

The most buyer-friendly deals were found in East Fife, where homes sold for an average of 99.0 per cent of their valuation, presenting notable opportunities for purchasers.

Focusing on the capital, Edinburgh East stood out as the top-performing area for sellers, where properties achieved 103.4 per cent of their valuation. Within this region, the sought-after neighbourhoods of Easter Road, Leith, and Craigentinny delivered particularly strong results. Easter Road led the pack with homes selling for an impressive 108.1 per cent of valuation, followed by Leith at 105.3 per cent and Craigentinny at 103.6 per cent.

CEO Paul Hilton said: “The property market across Edinburgh, the Lothians, Fife and the Borders continued to demonstrate resilience and growth through the spring and early summer months of 2025. A 4 per cent rise in average selling prices across the regions shows steady demand and strong seller confidence, while the increase in new listings is providing greater choice for buyers. Overall, market conditions remain positive and balanced, with both sides of the transaction benefitting.”

He added: “As we move into the summer, the outlook remains strong. Whether it’s first-time buyers seeking value in Leith, families upgrading to larger homes in the suburbs, or downsizers capitalising on high demand, there are abundant opportunities in today’s market. With stable selling times, competitive but achievable pricing, and a diverse range of homes on offer, the region is well-positioned for continued momentum.”