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Lothian
Average House Price in City of Edinburgh 2026
Average: £325,000 · +3.2% year-on-year
Average price
£325,000
Median price
£285,000
Year change
+3.2%
5-year change
+15.4%
Average price by property type
Buying costs at the average price
LBTT (first-time buyer)
£5,250
Save £600 with FTB relief
ADS surcharge (buy-to-let)
£26,000
8% on the full purchase price
Rental market
Avg 2-bed rent
£1,250/month
Annual rent
£15,000
Price-to-rent ratio
22x
How City of Edinburgh compares
Other areas in Lothian
City of Edinburgh property market overview
The average house price in City of Edinburgh is £325,000, which is 62% above the Scottish average of £201,129. The market has shown moderate growth over the past year at +3.2%, broadly in line with the rest of Scotland. 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 4.6%, which is challenging for buy-to-let landlords. 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 £5,250 on the average property.
- A 4.6% gross rental yield is reasonable for Scotland. Factor in mortgage costs, maintenance, and the ADS surcharge to see true net returns.
- Prices are 62% 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 £325,000 (median £285,000). Detached homes average £575,000, semi-detached £365,000, terraced £310,000, and flats £235,000.
Is City of Edinburgh good value compared to the rest of Scotland?
City of Edinburgh is 62% above the Scottish average of £201,129, so it’s more expensive than most areas. However, strong demand and rising prices suggest continued buyer confidence.
How much LBTT do I pay on a property in City of Edinburgh?
On the average City of Edinburgh property (£325,000), a standard buyer pays £5,850 in LBTT. First-time buyers pay £5,250, 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 4.6%, based on an average 2-bed rent of £1,250/month and average property price of £325,000. A price-to-rent ratio of 22x 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 — 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
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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.