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What is buying a property in Edinburgh really like? It’s no secret that Scotland’s capital is one of the more expensive places in the country to buy a property, but there are plenty of up-and-coming areas meaning that the Edinburgh housing market is accessible to everyone. We’ve looked at Zoopla data from the last 12 months to give you the lowdown on Edinburgh house prices.

Average property prices in Edinburgh

Edinburgh house prices vary considerably, depending on whether you choose to buy in Edinburgh itself, or in one of the Edinburgh suburbs. According to data from Zoopla (Mar 2021) here are average house prices broken down by area and house type from the last 12 months, to give you a better idea of how far your money will go.


  • Detached house: £535,196
  • Semi-detached house: £479,465
  • Terraced house: £383,677
  • Flat: £285,415


  • Detached house: £420,152
  • Semi-detached house: £231,850
  • Terraced house: £235,836
  • Flat: £144,928

West Lothian

  • Detached house: £346,460
  • Semi-detached house: £243,865
  • Terraced house: £167,634
  • Flat: £130,450

East Lothian

  • Detached house: £352,037
  • Semi-detached house: £240,712
  • Terraced house: £264,575
  • Flat: £284,927


Most Expensive Areas in Edinburgh & the Lothians

Humbie is the most expensive area to buy a property in Edinburgh and the Lothians area. This tiny hamlet, located roughly 15 miles south-east of Edinburgh, offers countryside living for those who still want easy access to the city. Only a few hundred people live in this East Lothian village, but there’s a strong community feel, and Humbie Hub is a focal point of the village with a shop, post office, cafe and various talks and events. The average house price in Humbie is £359,918.

If you want to live in the heart of the action, you can’t get much closer than buying a property in the New Town, postcode area EH2. Buying a house here means you’re close to all the city centre attractions, shops, bars and restaurants. It’ll cost you, though, with property prices in this area averaging £614,081.

The EH10 postcode area is another expensive area to buy, although this part of town is generally considered to be one of the best residential areas in Edinburgh. You’re within easy walking distance of the city centre, but also close to open green space, good schools, and lots of independent shops and eateries. House prices here average £588,806.

The EH3 area is also an expensive area to buy a property in. This covers a large part of the city, including student-y Tollcross, recently redeveloped Fountainbridge, and the affluent areas of the West End and Stockbridge. Buying a property in any of these city centre areas will cost an average of £591,431.

Finally, the pretty coastal town of North Berwick in East Lothian, roughly 20 miles north-east of Edinburgh. There’s a wide variety of housing options here, from new build properties to large period family homes, and the average property price in the town is £435,108.

Cheapest Areas in Edinburgh and the Lothians

There are some great options in and around Edinburgh for more affordable property. The cheapest area to buy a house is the EH47 postcode district in West Lothian, which includes the towns of Whitburn, Bathgate, Fauldhouse and Stoneyburn. All of these towns are situated roughly halfway between Glasgow and Edinburgh, with easy access to the M8 motorway for travel to both cities. The average property price in this area is £208,902.

You might also want to consider Walkerburn, a small village in the Scottish Borders of roughly 660 residents. It’s just over 30 miles south of Edinburgh, and just 10 miles from Galashiels, where you can catch a regular train service to Edinburgh. The average property here costs £154,486.

Bo’ness (short for Borrowstounness), a town of roughly 14,000 residents, which is 17 miles north-west of Edinburgh. It’s a popular commuter town, particularly with families and first-time buyers, and the average property here costs £163,751.

West Calder in West Lothian, which is located roughly 18 miles from Edinburgh. It takes around 45 minutes to an hour to travel by car to Edinburgh, and there are frequent trains, with an average journey time of roughly 30 minutes. Property prices in this small town average £172,565.

Finally, it’s also worth considering looking at houses in the EH48 postal district, which includes Armadale and Bathgate in West Lothian. With easy commutes to Edinburgh and good local facilities, these small towns are ideal for families. Property prices average £232,987.

Up & Coming Areas in Edinburgh

There are several areas in the Edinburgh housing market, and in the Lothians, which have seen big increases in the average property prices over the last 5 years, according to data from Zoopla. If you want to make a solid investment, you should consider buying a property in one of these areas.

West Linton is a small village in the Scottish Borders, just 16 miles south of Edinburgh. It’s popular with commuters to Edinburgh, as well as those who want to live in a more rural location. Property prices here average £369,755 which is a 22.51% increase over the last 5 years.

Innerleithen is another pretty Borders town which is on the rise. Located just under 30 miles south of Edinburgh, Innerleithen is a hub for outdoor activities, particularly mountain biking, and there’s a strong community of local businesses in the town. Properties here average just £224,337 which has increased by 22.52% over the last 5 years.

The EH9 area is a great choice for buying a house in Edinburgh. This includes the areas of Marchmont, Grange, Blackford and Causewayside, which are all centrally located and offer easy access to some of the city’s best green spaces. Property prices average £708,324, which is a 24.54% increase.

East Linton in East Lothian, 23.5 miles east of Edinburgh, is a small village with regular bus links to Edinburgh, making it a good choice for commuters who want all the benefits of countryside living. House prices here average £357,012, which is a 22.51% increase.

Finally, Peebles in the Scottish Borders is another up-and-coming area in the Edinburgh housing market. Located just over 22 miles south of Edinburgh, it’s within easy commuting distance of the city and although there’s no train station in Peebles, there are regular buses to Edinburgh. You should expect to pay an average of £282,469 to buy a property here, which is an increase of 22.51%.

How Far Will Your Money Go in Edinburgh?

The amount you can get for your money varies drastically across Edinburgh and the Lothians. In the expensive area of Humbie, for example, you can expect to pay £445,000 for a 3-bedroom detached house. By contrast, in the cheaper town of Bathgate, you could get a 4-bedroom end terrace house for between £100,000 and £120,000.

Edinburgh Housing Market: Conclusion

If you’re thinking of buying a house in Edinburgh, there are a variety of options to suit all budgets. Buying a property in the city centre will set you back a considerable amount, but moving further outside of the city and buying a property in a Lothian town or village will get you much more for your money.

If you need advice for first-time buying in Edinburgh – or if you’re looking for a reliable mortgage broker in the Lothians – don’t hesitate to contact us today.

We’re experts on all things mortgage-related (and our services are always 100% free).


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