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Lothian
Average House Price in East Lothian 2026
Average: £277,238 · -1.8% year-on-year
Average price
£277,238
Median price
£244,000
Year change
-1.8%
5-year change
+22.5%
Average price by property type
Buying costs at the average price
LBTT (first-time buyer)
£2,862
Save £600 with FTB relief
ADS surcharge (buy-to-let)
£22,179
8% on the full purchase price
Rental market
Avg 2-bed rent
£950/month
Annual rent
£11,400
Price-to-rent ratio
24x
How East Lothian compares
Other areas in Lothian
East Lothian property market overview
The average house price in East Lothian is £277,238, which is 42% above the Scottish average of £194,872. The area has experienced declining prices over the past year at -1.8%, underperforming the Scottish market. Over five years, values have moved up by 22.5%. The average 2-bed rent of £950/month gives a gross rental yield of 4.1%, which is challenging for buy-to-let landlords. With roughly 1,400 property sales per year, East Lothian is a quieter market with fewer transactions.
Buying tips for East Lothian
- First-time buyers save £600 on LBTT in East Lothian compared to standard buyers, paying just £2,862 on the average property.
- A 4.1% gross rental yield is reasonable for Scotland. Factor in mortgage costs, maintenance, and the ADS surcharge to see true net returns.
- Prices are 42% above the Scottish average. Mortgage affordability checks will be tighter — use the Mortgage Affordability Calculator to see what you can borrow.
Frequently asked questions
What is the average house price in East Lothian?
The average house price in East Lothian is £277,238 (median £244,000). Detached homes average £399,400, semi-detached £267,800, terraced £220,900, and flats £155,100.
Is East Lothian good value compared to the rest of Scotland?
East Lothian is 42% above the Scottish average of £194,872, so it’s more expensive than most areas. However, more modest price growth may signal a cooling market.
How much LBTT do I pay on a property in East Lothian?
On the average East Lothian property (£277,238), a standard buyer pays £3,462 in LBTT. First-time buyers pay £2,862, saving £600. Use our LBTT Calculator for an exact figure at any price.
What is the rental yield in East Lothian?
The gross rental yield in East Lothian is approximately 4.1%, based on an average 2-bed rent of £950/month and average property price of £277,238. A price-to-rent ratio of 24x is considered challenging for landlords.
Useful calculators
LBTT Calculator
Calculate your exact LBTT at any price
Mortgage Affordability
How much can you borrow?
Council Tax — East Lothian
All 8 bands + water charges
Buy-to-Let Calculator
Rental yield + tax at Scottish rates
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Data: Registers of Scotland quarterly house price statistics, UK House Price Index (ONS/Land Registry). Figures are approximate and based on the most recent available data. LBTT calculated at 2026/27 rates. Rental data from Citylets/Scottish Government Private Rent Statistics.