Media chatter may prompt caution, but the facts show the market is moving fast locally…
For some prospective sellers, there’s been a creeping sense of hesitation. The national press is talking about a more cautious autumn for “the UK property market” – uncertainty driven by future budgets on the near horizon, political volatility and wider economic concerns.
But here’s the key point: “the UK property market” the media refers to doesn’t really exist as a single entity. It’s a patchwork of local markets, each with its own unique dynamics – and here in Edinburgh and the Lothians, the picture is quite distinct, and very different to other parts of the UK. The local story remains one of strong demand, fast sales, and solid results.
At Neilsons, we help clients navigate the market with clarity and confidence – guided not by national headlines, but by real local data from ESPC’s latest House Price Report, the most reliable snapshot of what’s happening across our region, and by our own market analysis as the top selling and buying Solicitor Estate Agent in East Central Scotland.
The Key Facts in the Edinburgh Property Market – Autumn 2025
- Average selling price: £298,933 across Edinburgh, the Lothians, Fife & the Borders (July–September 2025) – up 4.3% year-on-year.
- Percentage of Home Report valuation achieved: 102.4%, slightly higher than last year.
- Median selling time: 22 days, matching last year and consistent throughout 2025 – clear evidence of steady demand.
- New listings: down 5.1% (there’s that hesitancy creeping in!), while sales are up 8.0%.
- At Neilsons, closing dates are up +16% over the past three months compared to the same period last year.
Put simply, the local market is very active. Properties are selling quickly, often at or above valuation, and buyers are clearly motivated and ready to move.
What This Means for Sellers in Edinburgh and the Lothians
Don’t delay based on national headlines
With listing volumes dipped across the region slightly this autumn, it’s clear that some would-be sellers are saying, “let’s wait until next year.” But with the data showing strong buyer demand now, waiting could mean missing the moment. Momentum is real – and holding off may mean facing less favourable conditions later.
Supply is modest – demand remains strong
With fewer properties coming to market but more sales being agreed, buyers are competing for quality properties. This gives sellers a clear advantage as we move into winter.
Accurate pricing matters – and it’s being met locally
Achieving 102% of valuation on average shows that sellers aren’t broadly compromising. But buyers are informed and price-sensitive – so presentation, pricing and strategy all count. That’s where expert local advice makes the difference between a good result, a great result, and the best result possible.
Speed counts
With the median time to sell sitting at just three weeks, the property market is currently fast moving. Launching while the market is warm allows sellers to capture active buyers ready to move. As we’ve said – don’t sit back and wait!
And What About Buyers? The Competition Is Heating Up
While sellers are in a strong position, buyers in Edinburgh and the Lothians need to be just as prepared, even if the market feels nuanced.
With fewer properties available and more competition for the most desirable homes, timing, preparation and professional advice are essential.
We’re seeing multiple competitive scenarios becoming common again – especially for well-presented family homes and traditional flats in popular areas. In fact, at Neilsons, the number of closing dates has risen by 16% year-on-year, underlining how competitive the buyer landscape has become as stock has slowed.
Our advice for buyers, echoing previous Neilsons blogs, remains crystal clear:
- Have your finances, Mortgage in Principle, and Solicitor ready before you start viewing.
- Seek early advice on interpreting Home Reports, valuations and Offer tactics.
- Lean on your Solicitor Estate Agent’s expertise – in competitive scenarios, having your solicitor act swiftly and strategically can make all the difference. Especially if they provide access to innovative tools to help you decide what to Offer.
As we’ve often said, property in Edinburgh and the Lothians moves fast. Being ready is your best competitive edge.
Why Your Solicitor Estate Agent Matters More Than Ever
Choosing the right Solicitor Estate Agent is more important than ever. Both sellers and buyers benefit from working with professionals who know the local market inside out.
At Neilsons:
- We are #1 for sales in East Central Scotland, with over £295 million in property sold so far this year.
- We hold around 11% market share, meaning 1 in 10 local properties is sold through us.
- Most of our listings achieve – or exceed – their Home Report valuation.
That scale and insight mean we can guide clients confidently through every stage of selling or buying, ensuring the right strategy for your property and your goals.
Final Thoughts: Local Momentum, Real Opportunity
While national factors like interest rates and policy changes will always grab headlines, they’re not defining the local story right now. Here in Edinburgh and the Lothians, we’re still seeing a fast-moving market with motivated buyers and strong selling results.
As ever, following the local data is key.
For sellers, this is not the time to sit back and wait. It’s the time to act – with the right advice, presentation and pricing strategy.
And for buyers, competition can be very real. The earlier you seek advice, the better positioned you’ll be to secure your next home.
At Neilsons, we help our clients move with confidence, clarity and success.
The market is open, active, and ready for homes like yours – and we’re here to help.
Book a free consultation with Neilsons here!
