Get all the data you need about the real estate market in Edinburgh
This article is updated regularly so you always get the most current data available for the Edinburgh housing market in 2026.
Edinburgh house prices vary significantly from one neighborhood to the next, so knowing where to look is just as important as knowing what to spend.
In this guide, you will find a full breakdown of house purchase prices across Edinburgh neighborhoods, from the most affordable entry points to the city's most expensive streets.
And if you're planning to buy a property in Edinburgh, you may want to download our real estate pack about Edinburgh.
A quick summary table
| Metric | Value |
|---|---|
| Most expensive Edinburgh neighborhood for houses | Morningside |
| Most affordable Edinburgh neighborhood for houses | Niddrie |
| Average price per square meter across Edinburgh neighborhoods | around £4,100 |
| Median house price across Edinburgh | around £640,000 |
| Lowest realistic starting budget to buy a house in Edinburgh | £300,000 (Niddrie) |
| Most expensive house type in Edinburgh by bedroom count | Four-bedroom houses |
| Most affordable house type in Edinburgh by bedroom count | Two-bedroom houses |
| Average price for a two-bedroom house in Edinburgh | around £465,000 |
| Average price for a three-bedroom house in Edinburgh | around £640,000 |
| Average price for a four-bedroom house in Edinburgh | around £880,000 |
| Price gap between Edinburgh's most and least expensive neighborhoods | around £3,000 per sqm (from £2,800 to £5,800) |
| Price dispersion across Edinburgh neighborhoods | Very high: cheapest areas are roughly half the price of the most expensive |
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Edinburgh neighborhoods in 2026 ranked by house purchase price
This table ranks the main neighborhoods in Edinburgh by house purchase price, from the most expensive to the most affordable.
For each neighborhood, the table includes the average price per square meter, the median property price, the starting budget, the average price for a two-bedroom house, a three-bedroom house, and a four-bedroom house, the typical buyer profile, the key advantages, the key drawbacks, and the market segment.
Finally, please note you will find much more detailed data in our real estate pack about Edinburgh.
| Rank | Neighborhood | Average Price per Square Meter | Median Property Price | Starting Budget | Average Price for a Two-Bedroom House | Average Price for a Three-Bedroom House | Average Price for a Four-Bedroom House | Typical Buyers | Key Pros | Key Cons | Market Segment |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Morningside | £5,800 | £950,000 | £700,000 | £650,000 | £900,000 | £1,250,000 | Affluent families seeking top schools and a village feel within the city | Excellent schools, a strong village atmosphere, high resale demand, and close proximity to central Edinburgh | Very high entry prices, limited supply of houses, and a highly competitive bidding environment | Luxury |
| 2 | Bruntsfield | £5,600 | £900,000 | £650,000 | £620,000 | £880,000 | £1,200,000 | Professional families prioritizing central living and school quality | Central Edinburgh location, top-rated schools, parks nearby, and strong long-term value retention | Extremely limited house availability, high competition among buyers, and premium pricing across all house sizes | Luxury |
| 3 | Stockbridge | £5,400 | £875,000 | £620,000 | £600,000 | £850,000 | £1,150,000 | Urban professionals drawn to Edinburgh's most walkable and characterful neighborhoods | A highly sought-after area with a walkable lifestyle, strong buyer demand, and excellent local amenities and cafes | Very few houses available, premium prices throughout, and limited parking and space constraints | Luxury |
| 4 | Trinity | £4,800 | £750,000 | £550,000 | £520,000 | £720,000 | £980,000 | Families looking to upsize with a quiet coastal setting and good schools | A peaceful coastal feel, good school catchment areas, larger houses than in central Edinburgh, and strong family appeal | Less central than the top three areas, fewer city-centre amenities, and a moderate commute required | Premium |
| 5 | Colinton | £4,500 | £720,000 | £520,000 | £500,000 | £700,000 | £950,000 | Suburban families prioritizing space, greenery, and access to strong schools | Green surroundings, spacious homes, excellent local schools, and a genuine village atmosphere on the edge of Edinburgh | Car-dependent, limited nightlife and evening amenities, and a longer commute to Edinburgh city centre | Premium |
| 6 | Corstorphine | £4,200 | £650,000 | £450,000 | £450,000 | £620,000 | £850,000 | Families looking for good transport links and balanced pricing in west Edinburgh | Strong public transport connections, easy Edinburgh Airport access, good local schools, and more balanced pricing than premium areas | Traffic congestion on main roads, less architectural charm than premium Edinburgh neighborhoods, and mixed housing quality | Mid-Market |
| 7 | Craiglockhart | £4,100 | £640,000 | £440,000 | £440,000 | £600,000 | £820,000 | Families looking to upsize in a quiet Edinburgh residential area close to the city | A calm residential feel, good schools, and solid proximity to central Edinburgh without central Edinburgh prices | Limited retail and local amenities, and a smaller total housing stock compared to Edinburgh's outer suburbs | Mid-Market |
| 8 | Liberton | £3,700 | £580,000 | £400,000 | £400,000 | £550,000 | £750,000 | Growing families seeking more space and value in south Edinburgh | More space for the price than central Edinburgh, a quieter environment, and improving local infrastructure | Less central, fewer local amenities, and ongoing development that can affect the neighborhood's character | Mid-Market |
| 9 | Portobello | £3,600 | £560,000 | £390,000 | £390,000 | £530,000 | £720,000 | Lifestyle-driven buyers drawn to Edinburgh's seaside neighborhood | Coastal living with a strong community feel, a genuinely unique character, and rising popularity among Edinburgh buyers | Limited house supply, some exposure to coastal weather, and a slightly longer commute to Edinburgh city centre | Mid-Market |
| 10 | Gilmerton | £3,200 | £500,000 | £350,000 | £350,000 | £470,000 | £650,000 | Value-seeking families looking for newer developments and good square meterage in Edinburgh | Affordable entry prices, newer housing developments, and good value per square meter compared to most of Edinburgh | Less prestige than central Edinburgh areas, fewer local amenities, and weaker long-term price growth potential | Affordable |
| 11 | Wester Hailes | £2,900 | £460,000 | £320,000 | £320,000 | £430,000 | £600,000 | First-time buyers looking for the lowest entry point to Edinburgh's house market | Among the lowest entry prices in Edinburgh, regeneration work underway, and improving transport connectivity | Perceived reputation issues, limited local amenities, and uneven housing quality across different pockets | Budget |
| 12 | Niddrie | £2,800 | £440,000 | £300,000 | £300,000 | £420,000 | £580,000 | Budget buyers and buyers open to regeneration-area risk in Edinburgh | The most affordable houses in Edinburgh, with ongoing regeneration projects improving the long-term outlook | Still a developing area, weaker buyer demand than the rest of Edinburgh, and fewer services and amenities nearby | Budget |
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Key insights about house purchase prices in Edinburgh
Insights
- Edinburgh house prices per square meter range from £2,800 in Niddrie to £5,800 in Morningside, meaning the most expensive Edinburgh neighborhood costs more than twice as much per square meter as the cheapest one.
- Morningside and Bruntsfield both sit above £900,000 as a median house price in 2026, making them among the most expensive residential areas in Scotland, not just in Edinburgh.
- Two-bedroom houses in Edinburgh are relatively rare on the market and are often priced surprisingly close to three-bedroom homes, which can catch buyers off guard when budgeting.
- Trinity offers the best balance of prestige, space, and pricing in Edinburgh's premium house market, sitting clearly above the mid-market but below the luxury tier at around £750,000 median.
- Portobello is the only Edinburgh neighborhood that combines a coastal lifestyle with mid-market pricing, starting around £390,000 for a house, which is well below what you would pay for a similar lifestyle elsewhere in the UK.
- Edinburgh's central house market is heavily supply-constrained: the city simply does not have many detached or semi-detached houses in its most central areas, which is a key driver of the premium pricing in places like Stockbridge and Bruntsfield.
- The price gap between Edinburgh's luxury and budget house neighborhoods is close to 50%: a buyer in Niddrie can buy a house for roughly the same amount that would only secure a starting budget in Morningside.
- Edinburgh school catchment areas have a measurable effect on house prices: buyers consistently stretch their budgets to enter neighborhoods like Morningside and Bruntsfield, specifically for access to the schools those areas are zoned for.
- Colinton and Corstorphine offer noticeably larger homes for the price compared to central Edinburgh luxury areas, making them popular with families who prioritize floor space over postcode prestige.
- Regeneration areas like Wester Hailes and Niddrie represent Edinburgh's only realistic entry points below £320,000 for a house in 2026, but buyers should factor in weaker short-term resale demand compared to more established Edinburgh neighborhoods.
- Edinburgh's mid-market house segment is tightly clustered: Corstorphine, Craiglockhart, Liberton, and Portobello all sit within a narrow £3,600 to £4,200 per square meter range, which means neighborhood character and school access often decide the choice more than price alone.
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About our methodology
We believe it is important to show our reasoning when it comes to Edinburgh house purchase prices. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Edinburgh.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data on Edinburgh house prices, we applied a strict source filter. We only used authoritative and verifiable sources, not random listings or unsupported figures. More on that point below.
For each Edinburgh neighborhood, we aggregated the freshest house purchase price data available. When possible, we cross-checked multiple sources to confirm the same price range.
This allowed us to estimate the average price per square meter and the median property price for each neighborhood in Edinburgh.
We also calculated the starting budget, which represents the lowest realistic entry point to buy a house in that Edinburgh neighborhood. This is not the cheapest possible listing, but a real and achievable floor for a standard house purchase.
For each house category, we estimated an average purchase price based on local market conventions in Edinburgh. The typical size and layout of a two-bedroom, a three-bedroom, and a four-bedroom house can vary across neighborhoods, so we adapted our estimates accordingly.
These estimates were not applied as one flat number across Edinburgh. They were adjusted by neighborhood and house type to better reflect local ownership conditions and price levels.
This table should therefore be read as a structured market estimate for the Edinburgh house market, not as an exact guarantee of transaction prices. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Edinburgh.
What sources have we used to write this article about Edinburgh house prices?
Whether it is in our blog articles or the market analyses included in our real estate pack about Edinburgh, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we have listed the authoritative sources we used for Edinburgh house purchase prices, and explained how we used them and the methods behind our estimates.
| Source | Why it is authoritative | How we used it |
|---|---|---|
| Registers of Scotland | The official Scottish government body that records every property transaction in Scotland, making it the most reliable source for actual sale prices. | We used transaction-level data to benchmark real house sale prices across Edinburgh neighborhoods. We relied on median values and price trends covering 2025 and 2026 to ensure our estimates reflect genuine market activity. |
| UK House Price Index (ONS and Registers of Scotland) | A government-backed dataset that combines data from multiple official housing sources, giving it strong consistency and national credibility. | We used it to validate average price per square meter trends across Edinburgh and to ensure our neighborhood-level figures were consistent with national benchmarks. We cross-checked Edinburgh-specific figures against this index throughout our analysis. |
| ESPC (Edinburgh Solicitors Property Centre) | The main property listing and research platform for Edinburgh and the Lothians, with deep local expertise and consistent coverage of the Edinburgh house market. | We used ESPC listing data to estimate neighborhood-level pricing and bedroom-type segmentation across Edinburgh. We compared active listings with sold prices to adjust for any listing bias in the data. |
| Savills Scotland Residential Research | A global real estate consultancy with detailed and regularly updated reports on UK housing, including dedicated coverage of Edinburgh's prime and mainstream house markets. | We used Savills research to segment Edinburgh's house market between prime and suburban areas. We extracted insights on premium neighborhood pricing and the performance of Edinburgh's luxury house segment in 2026. |
| Knight Frank UK Residential | A leading international property consultancy with strong coverage of Edinburgh's high-end residential market and a track record of accurate prime price reporting. | We used Knight Frank's Edinburgh data to benchmark house prices in the city's most expensive neighborhoods. We validated high-end price ranges for Morningside, Bruntsfield, and Stockbridge using their published research. |
| Rettie and Co Research | A Scotland-focused real estate consultancy with granular neighborhood-level insight into Edinburgh's house market and buyer behavior, produced by local specialists. | We used Rettie's research to refine pricing tiers across Edinburgh neighborhoods and to understand demand patterns and buyer profiles at the local level. We aligned their findings with transaction data to produce balanced estimates. |
| Scottish Government Housing Statistics | The official source for housing policy data and market statistics in Scotland, providing structural context that commercial sources alone cannot offer. | We used Scottish Government housing data to understand supply constraints and housing mix across Edinburgh. We contextualized price differences between neighborhoods using this structural data alongside transaction-level sources. |
| Zoopla UK House Price Data | A major UK housing data provider with automated valuation models and broad coverage of neighborhood-level pricing, used widely by buyers and industry professionals. | We used Zoopla for neighborhood-level price comparisons and price-per-square-meter estimates across Edinburgh. We triangulated Zoopla's figures with official sales data from Registers of Scotland to check consistency. |
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