Average property prices across Scotland's capital, from historic Old Town flats to elegant Georgian terraces and family homes in the leafy suburbs.
Based on Land Registry sold price data for Edinburgh
Edinburgh's property market stands apart from the rest of the UK in several important ways. As Scotland's capital, the city combines political significance with a thriving financial services sector, world-renowned festivals, and two major universities. The city's architectural heritage — from the medieval Old Town to the Georgian elegance of the New Town — creates a property landscape unlike anywhere else in Britain. This unique character, combined with limited space within the city boundaries, keeps prices consistently high.
Unlike England and Wales, Scotland operates under a different tax system for property transactions. The Land and Buildings Transaction Tax (LBTT) replaced Stamp Duty Land Tax in Scotland. This is an important distinction for buyers — LBTT thresholds differ from SDLT, and first-time buyer relief works differently. The Scottish Government's LBTT rates mean that buyers in Edinburgh may pay slightly less tax on properties between £175,000 and £250,000 compared to England, though this advantage diminishes at higher price points.
The market is driven by a mix of factors: the strong academic community from the University of Edinburgh and Heriot-Watt University, the growing financial services sector centred around Edinburgh's "Square Mile," and the enduring appeal of the city to international buyers. Areas like Morningside, Marchmont, and the New Town command premium prices for their period properties, while more affordable options can be found in Leith, Abbeyhill, and the outer suburbs like Dalkeith and Musselburgh.
As Edinburgh is in Scotland, Land and Buildings Transaction Tax (LBTT) applies rather than Stamp Duty Land Tax (SDLT). LBTT rates are 0% on the first £145,000, 2% on £145,001-£250,000, 4% on £250,001-£325,000, and 6% on £325,001-£750,000. First-time buyers in Scotland may qualify for relief, and the Scottish Government provides additional support through schemes similar to Help to Buy.
The average house price in Edinburgh is approximately £310,000. By property type: flats average £220,000, terraced houses £280,000, semi-detached properties £300,000, and detached houses around £450,000. Edinburgh is the most expensive city in Scotland.
LBTT (Land and Buildings Transaction Tax) is Scotland's equivalent of Stamp Duty but with different thresholds. The starting rate is 0% on the first £145,000 (vs £250,000 in England), meaning lower-value properties in Edinburgh may incur LBTT where they would be exempt in England. However, rates above £325,000 are slightly lower than English SDLT.
The New Town (EH2), West End (EH3), and Morningside (EH10) are the most expensive areas, with Georgian and Victorian properties commanding premium prices. Stockbridge and Canonmills also feature high values. These areas offer period architecture, excellent schools, and proximity to the city centre.
Edinburgh is challenging for first-time buyers due to high average prices. However, areas like Leith, Abbeyhill, and Portobello offer more accessible entry points, typically with one or two-bedroom flats starting around £180,000. The Scottish Government's First-Time Buyer Relief on LBTT provides some assistance.