As we reach the midpoint of 2025, Scotland’s property landscape presents a mosaic of regional variations, reflecting the diverse economic and social dynamics at play. Recent RICS data underscores a resurgence in buyer activity, particularly in Edinburgh and East Lothian, while Aberdeen’s market continues its gradual recovery.
Edinburgh and East Lothian: Sustained Growth Amidst Renewed Demand
The capital’s property market remains buoyant, with the average selling price in Edinburgh reaching £307,412 between April and June 2025 — a 3.7% increase year-on-year. Properties achieved 102.4% of their Home Report valuation on average, indicating strong buyer confidence.
East Lothian, while experiencing a modest rise of 1.1% in average house prices to £281,992, continues to attract buyers seeking a balance between coastal charm and proximity to Edinburgh.
Notably, the volume of new property listings in these areas increased by 7.8%, suggesting that sellers are responding to the heightened demand. However, sales volumes saw a marginal increase of 0.5%, indicating a competitive market where quality listings are swiftly secured.
Aberdeen: Signs of Stabilisation Amidst Market Adjustments
Aberdeen’s property market, historically influenced by the oil and gas sector, has faced challenges in recent years. As of April 2025, the average house price in Aberdeen was £142,000, marking a 1.9% increase from the previous year.
Despite this uptick, the market exhibits signs of stabilisation rather than robust growth. The affordability factor remains a significant draw, with Aberdeen identified as the most affordable city for single homebuyers in Great Britain. Average one- or two-bedroom homes are priced just under £120,000, with monthly mortgage payments constituting approximately 16% of the area’s average salary.
This affordability, coupled with ongoing infrastructure developments, positions Aberdeen as a viable option for first-time buyers and investors seeking long-term value.
Navigating the Market: Strategic Considerations for Buyers and Sellers
The current landscape underscores the importance of localised market knowledge. In Edinburgh and East Lothian, sellers can capitalise on the sustained demand by ensuring properties are competitively priced and well-presented. Buyers, conversely, should be prepared for swift decision-making in a market where desirable properties are quickly secured.
In Aberdeen, the emphasis shifts towards long-term potential. Buyers can leverage the affordability to enter the market, while sellers should focus on highlighting the value proposition of their properties amidst a stabilising environment.
