Average House Prices in Edinburgh 2026: Ten-Year Trend and Prices by Property Type
Edinburgh's average house price was £301,313 in August 2026, up 2.8% on a year earlier. Ten-year trend, prices by type and nearby councils.
This is the 2026 update of our Edinburgh house price guide, with figures to August 2026. The earlier edition used figures to 2025 from a different source, so its numbers do not line up exactly with these.
The average home in the City of Edinburgh cost £301,313 in August 2026, according to the UK House Price Index. That is 2.8% more than in August 2025 and 52% above the Scottish average of £198,397.
Scottish figures in the UK House Price Index are calculated from Registers of Scotland sales records. HM Land Registry, which publishes most English house price data, does not cover Scotland.
Ten-year trend
Edinburgh average house price each August, 2016–2026
| year | price |
|---|---|
| 2016 | 193,834 |
| 2017 | 210,090 |
| 2018 | 224,351 |
| 2019 | 234,686 |
| 2020 | 246,382 |
| 2021 | 267,109 |
| 2022 | 281,994 |
| 2023 | 276,171 |
| 2024 | 279,316 |
| 2025 | 293,049 |
| 2026 | 301,313 |
Between August 2016 and August 2026 the Edinburgh average rose from £193,834 to £301,313, an increase of 55.4%. The fastest years were the year to August 2017 and the year to August 2021, both up 8.4%. Prices dipped once, by 2.1% in the year to August 2023, and have risen since.
| August | Average price | Change on a year |
|---|---|---|
| 2026 | £301,313 | +2.8% |
| 2025 | £293,049 | +4.9% |
| 2024 | £279,316 | +1.1% |
| 2023 | £276,171 | -2.1% |
| 2022 | £281,994 | +5.6% |
| 2021 | £267,109 | +8.4% |
Growth has slowed from 4.9% in the year to August 2025 to 2.8% in the year to August 2026, close to the Scottish rate of 2.9%.
Prices by property type
Edinburgh average price by property type, August 2026
| type | price |
|---|---|
| Detached | 691,415 |
| Semi-detached | 454,000 |
| Terraced | 381,227 |
| Flats | 244,953 |
- Detached: £691,415, up 3.2% on a year.
- Semi-detached: £454,000, up 4.1%.
- Terraced: £381,227, up 4.5%.
- Flats and maisonettes: £244,953, up 2.3%.
Houses have pulled further ahead of flats. Over the year, terraced (+4.5%) and semi-detached (+4.1%) prices rose nearly twice as fast as flats (+2.3%). The gap between an average flat and an average semi-detached house is now £209,047, up from £196,423 in August 2025.
For a family moving up from a flat, that gap matters more than the headline average. Over ten years the average semi-detached house rose from £268,319 to £454,000 (+69.2%), while the average flat rose from £163,047 to £244,953 (+50.2%).
How Edinburgh compares with nearby councils
If Edinburgh is out of reach, the neighbouring councils are cheaper, especially for houses.
Average house price, August 2026
| area | avg_all |
|---|---|
| City of Edinburgh | 301,313 |
| East Lothian | 286,314 |
| Midlothian | 277,939 |
| West Lothian | 225,439 |
| Fife | 182,463 |
| Scotland | 198,397 |
| Area | Average (all types) | Change on a year | Semi-detached | Flat |
|---|---|---|---|---|
| City of Edinburgh | £301,313 | +2.8% | £454,000 | £244,953 |
| East Lothian | £286,314 | -1.1% | £318,563 | £165,648 |
| Midlothian | £277,939 | -1.1% | £296,138 | £156,969 |
| West Lothian | £225,439 | +2.2% | £230,083 | £124,950 |
| Fife | £182,463 | +5.1% | £209,317 | £112,580 |
| Scotland | £198,397 | +2.9% | £226,592 | £138,886 |
The gap is widest for semi-detached houses. The average semi in Midlothian is £157,862 less than in Edinburgh, and in West Lothian £223,917 less. East Lothian and Midlothian prices fell slightly over the year, while Fife rose fastest of the five councils at 5.1%.
Sales volumes
Registrations take a couple of months to come through, so the latest sales count runs to June 2026. In the 12 months to June 2026, 10,761 homes sold in Edinburgh, down 6.0% on the 11,451 in the previous 12 months.
FAQs
What is the average house price in Edinburgh in 2026?
£301,313 in August 2026, the latest month available, up 2.8% on August 2025.
Are Edinburgh house prices still rising?
Yes, but more slowly. Annual growth was 2.8% in August 2026, down from 4.9% a year earlier. Houses are rising faster than flats.
Where near Edinburgh is cheaper to buy?
West Lothian and Fife are much cheaper, with averages of £225,439 and £182,463. East Lothian and Midlothian have overall averages closer to Edinburgh’s but are considerably cheaper for houses.
Methodology & Sources
All figures come from the UK House Price Index, published by HM Land Registry with Registers of Scotland and the ONS, downloaded on 2 November 2026. For Scottish councils it is calculated from Registers of Scotland sales records. The averages are mix-adjusted, which means they estimate the price of a typical home rather than averaging whatever happened to sell that month, so they differ from simple medians of sales. Recent months are revised as late registrations arrive.
We use August each year for the trend so that each point compares like with like. The previous edition used yearly averages from a different source, so its figures for earlier years differ from these.