According to the latest ONS figures, UK house prices saw a surprising spring bounce—up 5.4% year-on-year in February 2025, pushing the average price to £268,000. After a year of economic wobbles and doom-laden headlines, this uplift will have raised a few eyebrows. But the real question for us north of the border is: what does this mean for Scotland’s property market?

Let’s unpack the numbers, and more importantly, what they mean for buyers, sellers, and investors operating in Scotland’s unique property ecosystem.

A Nationwide Rebound—But What’s Driving It?

The ONS data paints a broadly optimistic picture across the UK. Here’s the key breakdown:

  • England: Average price hit £285,000, up 5.3%

  • Wales: Up 6.5% to £213,000

  • Scotland: A more modest 4.4% rise, now sitting at £190,000

It’s tempting to write this off as a statistical blip, especially given the mixed bag of economic signals—interest rates still relatively high, inflation easing but not gone, and affordability pressures still real. But there’s a growing sense that demand is beginning to outpace supply again, particularly in areas with strong employment, good schools, and commuter links.

The Scottish Context: Resilience with a Side of Caution

Scotland’s 4.4% annual increase might lag behind the UK average, but that’s not a weakness—it’s a sign of stability. The Scottish market traditionally avoids the volatility we often see in London and the South East. Instead, what we’re seeing is measured growth, especially in key hotspots like Edinburgh, East Lothian, and Aberdeenshire.

At Simpson & Marwick, we’re witnessing an uptick in serious buyer enquiries—not just tyre-kickers. There’s cautious optimism in the air, and with interest rate cuts mooted later this year, we could see that confidence solidify into action.

Buyer & Seller Insights: What You Need to Know

For sellers, now is a prime window to prep your property. The spring and early summer market is already heating up, and with inventory still constrained in many desirable postcodes, well-presented homes are achieving strong offers and fast sales.

For buyers, don’t bank on a bargain. The days of hefty price drops are behind us. But there’s value to be had, especially in areas where growth has been steadier. Get your mortgage pre-approval lined up, and act quickly when the right home hits the market.

And for investors? Scotland’s rental market remains undersupplied and over-demanded—particularly in cities like Glasgow, Edinburgh, and Aberdeen. With capital values rising at a more sustainable pace than elsewhere in the UK, yields look healthy and long-term prospects remain bright.

What’s Next?

While the market isn’t roaring back with the frenzy of 2021, that’s no bad thing. We’re entering a phase of smart growth, pragmatic pricing, and long-term confidence. The fundamentals remain sound, especially in Scotland where we’ve always danced to the beat of our own (often steadier) drum.

At Simpson & Marwick, we’re helping clients navigate this changing landscape with sharp strategy, grounded advice, and market-leading results.

If you’re thinking of buying, selling, or investing this year—now’s the time to talk.