Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Edinburgh's property market is included in our pack
Buying a house in Edinburgh in 2026 is a real commitment, because the city combines strong demand with limited supply, pushing prices higher than most of Scotland.
We constantly update this blog post with the latest figures and market signals so you get an accurate picture of what houses actually cost in Edinburgh right now.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Edinburgh.
How much do houses cost in Edinburgh as of 2026?
What's the median and average house price in Edinburgh as of 2026?
As of early 2026, the estimated median house price in Edinburgh is around £355,000 (approximately $480,000 or €410,000), while the average house price sits higher at roughly £470,000 (about $635,000 or €540,000).
The typical price range that covers roughly 80% of house sales in Edinburgh in 2026 falls between £280,000 and £650,000 (around $380,000 to $880,000, or €320,000 to €750,000), so most buyers are shopping within this bracket.
The gap between Edinburgh's median and average house price reveals that the market is pulled upward by a concentration of expensive detached and period homes in neighborhoods like Morningside, The Grange, and Stockbridge, which inflate the average well above what a typical buyer actually pays.
At the median price of £355,000 in Edinburgh, you can realistically expect a 3-bedroom semi-detached or terraced house in areas like Corstorphine, Liberton, or the fringes of Leith, often with a small garden and older but serviceable interiors.
What's the cheapest livable house budget in Edinburgh as of 2026?
As of early 2026, the minimum budget for a livable house in Edinburgh is around £200,000 to £230,000 (approximately $270,000 to $310,000, or €230,000 to €265,000), though you should add at least £30,000 for closing costs and essential repairs.
At this entry-level price point in Edinburgh, "livable" typically means an ex-council terraced house or small semi in acceptable structural condition, with dated interiors, basic central heating, and no major roof or damp issues that would block a mortgage valuation.
The cheapest livable houses in Edinburgh are usually found in neighborhoods like Pilton, Muirhouse, parts of Granton in the northwest, as well as Wester Hailes, Sighthill, and Gilmerton in the south and west, where stock turnover is higher and demand is less intense.
Wondering what you can get? We cover all the buying opportunities at different budget levels in Edinburgh here.
How much do 2 and 3-bedroom houses cost in Edinburgh as of 2026?
As of early 2026, a typical 2-bedroom house in Edinburgh costs around £310,000 (approximately $420,000 or €355,000), while a typical 3-bedroom house costs around £400,000 (about $540,000 or €460,000).
The realistic price range for a 2-bedroom house in Edinburgh in 2026 is £260,000 to £360,000 (roughly $350,000 to $485,000, or €300,000 to €415,000), depending on condition and neighborhood.
For a 3-bedroom house in Edinburgh in 2026, the realistic price range is £320,000 to £480,000 (around $430,000 to $650,000, or €370,000 to €550,000), with the lower end in areas like Gorgie and Craigentinny and the higher end in sought-after family neighborhoods with good school catchments.
Moving from a 2-bedroom to a 3-bedroom house in Edinburgh typically adds a premium of around £80,000 to £100,000 (roughly $110,000 to $135,000, or €90,000 to €115,000), reflecting the extra space and the competitive demand from growing families.
How much do 4-bedroom houses cost in Edinburgh as of 2026?
As of early 2026, a typical 4-bedroom house in Edinburgh costs around £620,000 (approximately $835,000 or €715,000), placing it firmly in the family-home and detached-property bracket.
The realistic price range for a 5-bedroom house in Edinburgh in 2026 is £800,000 to £1,600,000 (around $1,080,000 to $2,160,000, or €920,000 to €1,840,000), with significant variation depending on whether the property is a Victorian villa in Morningside or a modern detached home on the city outskirts.
For a 6-bedroom house in Edinburgh in 2026, expect to pay between £1,000,000 and £2,500,000 (roughly $1,350,000 to $3,375,000, or €1,150,000 to €2,875,000), as these larger properties are rare and often located in premium areas like The Grange, Murrayfield, or Barnton.
Please note that we give much more detailed data in our pack about the property market in Edinburgh.
How much do new-build houses cost in Edinburgh as of 2026?
As of early 2026, a typical new-build house in Edinburgh costs between £420,000 and £650,000 (approximately $565,000 to $880,000, or €485,000 to €750,000), depending on location and size.
New-build houses in Edinburgh typically carry a premium of around 25% to 40% compared to older resale houses, reflecting modern energy efficiency standards, warranties, and lower immediate maintenance costs, though you often get smaller rooms and less character in return.
How much do houses with land cost in Edinburgh as of 2026?
As of early 2026, a house with meaningful land in Edinburgh typically costs between £450,000 and £900,000 (around $610,000 to $1,215,000, or €520,000 to €1,035,000), with higher prices for properties on the semi-rural city fringes in areas like Cramond, Barnton, or the Pentland foothills.
In Edinburgh, a "house with land" usually means a plot of at least 0.25 to 0.5 acres (roughly 1,000 to 2,000 square meters), which is significantly larger than the typical urban garden and provides genuine privacy, space for outbuildings, or potential for extension.
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Where are houses cheapest and most expensive in Edinburgh as of 2026?
Which neighborhoods have the lowest house prices in Edinburgh as of 2026?
As of early 2026, the neighborhoods with the lowest house prices in Edinburgh include Pilton, Muirhouse, parts of Granton in the northwest, along with Wester Hailes, Sighthill, and Gilmerton further south and west.
The typical house price range in these cheaper Edinburgh neighborhoods is £200,000 to £320,000 (approximately $270,000 to $430,000, or €230,000 to €370,000), with ex-council terraced houses making up the bulk of available stock.
These neighborhoods have the lowest house prices in Edinburgh mainly because they were built as social housing estates in the mid-20th century, and they still carry a perception of being less desirable due to limited period character, fewer local amenities, and historically higher crime rates, even though many areas have improved significantly in recent years.
Which neighborhoods have the highest house prices in Edinburgh as of 2026?
As of early 2026, the three neighborhoods with the highest house prices in Edinburgh are Morningside, The Grange, and Stockbridge, along with nearby areas like Murrayfield, Inverleith, and parts of the New Town.
The typical house price range in these most expensive Edinburgh neighborhoods is £700,000 to £2,000,000 (approximately $945,000 to $2,700,000, or €805,000 to €2,300,000), with Murrayfield and Ravelston averaging over £730,000 for all property types.
These neighborhoods command the highest house prices in Edinburgh because they combine Victorian and Georgian architecture, large family homes with gardens, proximity to top schools like James Gillespie's and George Watson's, and excellent walkability to city-center amenities, creating intense competition among well-funded buyers.
The typical buyer in these premium Edinburgh neighborhoods is either a senior professional relocating for work (often in finance, law, or tech), a family prioritizing school catchments and green space, or an international buyer seeking a prestige address in a globally recognized city.
How much do houses cost near the city center in Edinburgh as of 2026?
As of early 2026, a house near the city center in Edinburgh, in areas like the New Town, West End, Stockbridge, or the Old Town fringes, typically costs between £550,000 and £1,500,000 (around $740,000 to $2,025,000, or €635,000 to €1,725,000), with mews houses and townhouses at the upper end.
Houses near major transit hubs in Edinburgh, such as Haymarket station or along the tram line at Murrayfield and Edinburgh Park, typically cost between £400,000 and £750,000 (roughly $540,000 to $1,015,000, or €460,000 to €865,000), as commuters pay a premium for connectivity.
Houses near the top-rated schools in Edinburgh, including James Gillespie's High School, Boroughmuir High School, and the catchments overlapping with Morningside and Bruntsfield, typically range from £500,000 to £900,000 (about $675,000 to $1,215,000, or €575,000 to €1,035,000), with fierce bidding on family homes.
Houses in expat-popular areas of Edinburgh like Stockbridge, New Town, West End, Bruntsfield, and Morningside typically cost between £600,000 and £1,200,000 (around $810,000 to $1,620,000, or €690,000 to €1,380,000), as these neighborhoods offer walkability, cafes, and character that international buyers seek.
We actually have an updated expat guide for Edinburgh here.
How much do houses cost in the suburbs in Edinburgh as of 2026?
As of early 2026, a typical house in the suburbs of Edinburgh costs between £300,000 and £650,000 (approximately $405,000 to $880,000, or €345,000 to €750,000), offering more space and driveways compared to the city center.
The typical price difference between suburban houses and city-center houses in Edinburgh is around 30% to 50% lower for the suburbs, meaning you can often get an extra bedroom and a proper garden for the same budget you would spend on a smaller central property.
The most popular suburbs for house buyers in Edinburgh in 2026 include Corstorphine, Currie, Juniper Green, and Balgreen in the west, Liberton, Gilmerton, and Fairmilehead in the south, and Davidson's Mains, Blackhall, and Trinity in the north, all offering good transport links and family-friendly environments.
What areas in Edinburgh are improving and still affordable as of 2026?
As of early 2026, the top areas in Edinburgh that are improving and still affordable for house buyers include Leith (especially the edges beyond the gentrified core), Abbeyhill, Craigentinny, and Gorgie, all of which show rising amenities and transport upgrades while remaining below the prime south-side price level.
The current typical house price in these improving yet affordable Edinburgh areas is £280,000 to £380,000 (approximately $380,000 to $515,000, or €320,000 to €435,000), depending on property condition and exact location within each neighborhood.
The main sign of improvement driving buyer interest in these areas is the arrival of new cafes, restaurants, and independent shops, combined with tram or rail connectivity upgrades and council-led regeneration projects, which signal that the neighborhood is becoming more desirable without yet hitting premium prices.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Edinburgh.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
What extra costs should I budget for a house in Edinburgh right now?
What are typical buyer closing costs for houses in Edinburgh right now?
The estimated typical total closing cost for house buyers in Edinburgh is around 3% to 6% of the purchase price, excluding LBTT (Scotland's property purchase tax), which can add significantly more depending on the price bracket.
The main closing cost categories for house buyers in Edinburgh include solicitor and conveyancing fees (£1,500 to £3,000, or $2,025 to $4,050, or €1,725 to €3,450), land registration (£500 to £1,000), mortgage arrangement and valuation fees (£500 to £2,000), and removals (£500 to £1,500).
The single largest closing cost for house buyers in Edinburgh is usually LBTT, which starts at 2% on the portion between £145,001 and £250,000, rises to 5% between £250,001 and £325,000, and continues climbing at higher brackets, meaning a £400,000 house triggers around £14,350 in LBTT for a non-first-time buyer.
We cover all these costs and what are the strategies to minimize them in our property pack about Edinburgh.
How much are property taxes on houses in Edinburgh right now?
The estimated typical annual property tax (Council Tax) for a house in Edinburgh is between £1,500 and £3,100 (approximately $2,025 to $4,185, or €1,725 to €3,565), depending on the property's Council Tax band, with Band D set at £1,564 for 2025/26.
Council Tax in Edinburgh is calculated based on the property's valuation band (A through H), determined by its estimated value as of April 1991, and the rate is set annually by the City of Edinburgh Council, which increased charges by 8% for 2025/26.
If you want to go into more details, we also have a page with all the property taxes and fees in Edinburgh.
How much is home insurance for a house in Edinburgh right now?
The estimated typical annual home insurance cost for a house in Edinburgh is between £250 and £600 (approximately $340 to $810, or €290 to €690), with older stone-built properties and those with higher rebuild values at the upper end.
The main factors that affect home insurance premiums for houses in Edinburgh include the property's rebuild cost, construction type (stone versus brick), flood risk, security features, claims history, and proximity to trees or slopes that could cause subsidence.
What are typical utility costs for a house in Edinburgh right now?
The estimated typical total monthly utility cost for a house in Edinburgh is around £200 to £300 (approximately $270 to $405, or €230 to €345), covering energy, water, and broadband.
The breakdown of main utility costs for houses in Edinburgh includes gas and electricity at roughly £145 per month (based on the Ofgem price cap for early 2026), water and wastewater at around £45 to £55 per month (band-linked via Scottish Water), and broadband at £25 to £40 per month, with older houses often running higher energy bills due to poorer insulation.
What are common hidden costs when buying a house in Edinburgh right now?
The estimated total of common hidden costs that house buyers in Edinburgh often overlook is between £5,000 and £20,000 (approximately $6,750 to $27,000, or €5,750 to €23,000), depending on the age and condition of the property.
The typical inspection fees buyers should expect when purchasing a house in Edinburgh are relatively low because sellers provide a Home Report (including a Single Survey and valuation), but buyers often pay £300 to £800 (around $405 to $1,080, or €345 to €920) for additional specialist checks on roofs, drains, or electrics in older properties.
Other common hidden costs beyond inspections when buying a house in Edinburgh include immediate repairs to slate roofs or stonework, sash window restoration, central heating upgrades, damp treatment, and factor fees if the property shares grounds or roads with neighbors in a modern estate.
The hidden cost that tends to surprise first-time house buyers the most in Edinburgh is the frequency of competitive "closing date" bids, which can lead to multiple rounds of legal review fees and survey costs on properties you do not win, sometimes adding £1,000 or more before you even successfully buy.
You will find here the list of classic mistakes people make when buying a property in Edinburgh.
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What do locals and expats say about the market in Edinburgh as of 2026?
Do people think houses are overpriced in Edinburgh as of 2026?
As of early 2026, the general sentiment among locals and expats is that Edinburgh houses are expensive but not wildly overpriced, given the city's strong job market, quality of life, and limited new supply, though first-time buyers often feel priced out of desirable family neighborhoods.
Houses in Edinburgh typically stay on the market for around 25 days before going under offer, which is faster than most of the UK and signals that demand remains robust despite higher prices.
The main reason locals and expats give for feeling house prices in Edinburgh are high but justified is the city's constrained geography, with sea to the north and hills to the south, meaning new housing cannot easily be built within city limits, so competition for existing homes stays intense.
Compared to one or two years ago, current sentiment on house prices in Edinburgh feels slightly calmer, with fewer frantic bidding wars and properties achieving closer to (rather than far above) their Home Report valuations, suggesting the market has moved from "overheated" to "firm but balanced."
You'll find our latest property market analysis about Edinburgh here.
Are prices still rising or cooling in Edinburgh as of 2026?
As of early 2026, house prices in Edinburgh are still rising but at a more moderate pace than the post-pandemic surge, with the market feeling balanced rather than red-hot.
The estimated year-over-year house price change in Edinburgh is around 4% to 6%, with the latest official ONS data showing a 5.7% annual increase to November 2025, which is slightly above Scottish and UK averages but below the double-digit growth seen in previous years.
Experts and locals expect Edinburgh house prices over the next 6 to 12 months to continue rising modestly at 2% to 4%, supported by steady demand and limited supply, though higher mortgage rates and economic uncertainty could keep growth subdued compared to historical norms.
Finally, please note that we have covered property price trends and forecasts for Edinburgh here.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Edinburgh, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Registers of Scotland | Scotland's official land register, the ground truth for completed sales. | We used RoS monthly data to anchor Edinburgh's median and mean sold prices. We also used their house-type and new-build breakdowns to estimate premiums. |
| Office for National Statistics (UK HPI) | ONS publishes the official UK House Price Index with revision controls. | We used it to confirm Edinburgh's average price and year-on-year change. We also used property-type averages to translate house types into price bands. |
| ESPC | Edinburgh's main solicitor-backed property portal with real-time market metrics. | We used it for selling times, closing dates, and pricing versus Home Report. We used it to capture current market behavior that official registers lag. |
| Rightmove | The UK's largest property portal, widely used as a quick market sense-check. | We used it as a cross-check on sold prices and for neighborhood-level examples. We used it to illustrate price gaps between premium and cheaper districts. |
| Revenue Scotland | Scotland's official tax authority administering LBTT. | We used it to explain what tax buyers pay and how banded rates work. We used it to structure the closing-cost checklist accurately. |
| Scottish Government (LBTT policy) | The government's own policy page explaining LBTT rules and changes. | We used it to confirm policy stance on LBTT and ADS for early 2026. We used it as a public-sector cross-check on tax information. |
| City of Edinburgh Council | The council publishes the official Council Tax you will actually pay. | We used it for yearly Council Tax amounts by band. We used it to explain annual property costs after purchase. |
| Scottish Water | Scotland's public water utility with official charge schedules. | We used it to show water and wastewater costs linked to Council Tax bands. We used it so utility budgets reflect Scottish billing reality. |
| Ofgem | The UK energy regulator setting the price cap for typical bills. | We used it to anchor a realistic gas and electricity budget for early 2026. We used it to keep estimates consistent with official methodology. |
| Scottish Government (Home Reports) | The government explaining Scotland's unique Home Report system. | We used it to explain what inspections and surveys buyers should expect. We used it to define Home Report components clearly. |
| Macgregor Property | A local Edinburgh agency publishing detailed quarterly area reports. | We used it to identify prime-area pricing and neighborhood trends. We used it to support claims about specific high-value districts. |
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