Loading...
Lothian
Average House Price in City of Edinburgh 2026
Average: £289,857 · -0.2% year-on-year
Average price
£289,857
Median price
£255,100
Year change
-0.2%
5-year change
+15.4%
Average price by property type
Buying costs at the average price
LBTT (first-time buyer)
£3,493
Save £600 with FTB relief
ADS surcharge (buy-to-let)
£23,189
8% on the full purchase price
Rental market
Avg 2-bed rent
£1,250/month
Annual rent
£15,000
Price-to-rent ratio
19x
How City of Edinburgh compares
Other areas in Lothian
City of Edinburgh property market overview
The average house price in City of Edinburgh is £289,857, which is 49% above the Scottish average of £194,872. The area has experienced declining prices over the past year at -0.2%, underperforming the Scottish market. Over five years, values have moved up by 15.4%. The average 2-bed rent of £1,250/month gives a gross rental yield of 5.2%, which is neutral for buy-to-let investors. With roughly 8,500 property sales per year, City of Edinburgh is one of Scotland’s more active markets.
Buying tips for City of Edinburgh
- First-time buyers save £600 on LBTT in City of Edinburgh compared to standard buyers, paying just £3,493 on the average property.
- At 5.2% gross yield, City of Edinburgh offers above-average rental returns — worth modelling in the Buy-to-Let Calculator before committing.
- Prices are 49% 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 City of Edinburgh?
The average house price in City of Edinburgh is £289,857 (median £255,100). Detached homes average £512,800, semi-detached £325,500, terraced £276,500, and flats £209,600.
Is City of Edinburgh good value compared to the rest of Scotland?
City of Edinburgh is 49% 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 City of Edinburgh?
On the average City of Edinburgh property (£289,857), a standard buyer pays £4,093 in LBTT. First-time buyers pay £3,493, saving £600. Use our LBTT Calculator for an exact figure at any price.
What is the rental yield in City of Edinburgh?
The gross rental yield in City of Edinburgh is approximately 5.2%, based on an average 2-bed rent of £1,250/month and average property price of £289,857. A price-to-rent ratio of 19x is considered neutral.
Useful calculators
LBTT Calculator
Calculate your exact LBTT at any price
Mortgage Affordability
How much can you borrow?
Council Tax — City of Edinburgh
All 8 bands + water charges
Buy-to-Let Calculator
Rental yield + tax at Scottish rates
Cost of Living — City of Edinburgh
Rents, salaries and monthly expenses
Browse all areas
Aberdeen CityAberdeenshireAngusArgyll and ButeCity of EdinburghClackmannanshireDumfries and GallowayDundee CityEast AyrshireEast DunbartonshireEast LothianEast RenfrewshireFalkirkFifeGlasgow CityHighlandInverclydeMidlothianMorayNa h-Eileanan Siar (Western Isles)North AyrshireNorth LanarkshireOrkney IslandsPerth and KinrossRenfrewshireScottish BordersShetland IslandsSouth AyrshireSouth LanarkshireStirlingWest DunbartonshireWest Lothian
Get the Scottish Money Memo
One Scottish money thing worth knowing, every Thursday. Free.
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.