House Prices in City of Edinburgh
Latest data point:
As of November 2025, the average house price in City of Edinburgh costs £296,878. Over the last 12 months, prices have risen 3.7% in pounds - the number most headlines stop at. But that headline doesn’t tell you whether houses actually became more expensive in everyday terms, or whether the pound simply bought less along the way.
To see the difference, Bread Index looks at the same houses through a simple real-world lens. When prices are measured against everyday costs, the story in City of Edinburgh changes: over the same period, values in bread terms rose 2.9%.
This page shows how house prices in City of Edinburgh have changed over time in both pounds and bread. That gap between the £ view and the bread view is inflation at work - and it explains why housing can feel less affordable even when charts say prices are “up”.
Average House Price in City of Edinburgh
Over the last 20 years, average prices in City of Edinburgh are up 73.0% in pounds. In bread-adjusted terms they are down 8.3%.
Long-term change in pounds
- 5 years: +4.8%
- 10 years: +30.3%
- 20 years: +73.0%
Long-term change in bread terms
- 5 years: -22.3%
- 10 years: -7.1%
- 20 years: -8.3%
- Prices are up in pounds, but flat or down in bread terms. That means most of the rise comes from the pound buying less, not from homes becoming more expensive in everyday terms.
- The headline £ change is about 81.4 points higher than the bread change. That difference is inflation's share of the move.
- In plain terms: the £ number answers “what does it cost today?”, while the bread number answers “how big is that cost compared with everyday prices in that year?”.
What the Bread View Adds
House Prices in City of Edinburgh Over Time
From 1995 to 2025, the City of Edinburgh housing market went through clear phases.
Measured in loaves of bread:
- Highest point: 291,862 🍞 (September 2021)
- Lowest point: 145,549 🍞 (February 2013)
- Sharpest fall: 2008 (-32.5%)
- Strongest rise: 2015 (+27.6%)
If the £ line and the 🍞 line diverge, that's not an error. It's the difference between headline prices and lived costs.
How to Use This Page
This page won't tell you where prices are going next.
It will help you:
- compare different years on a like-for-like basis
- understand whether past "growth" was real or inflation-led
- spot differences between property types that £ alone can hide
It's a reality check, not a forecast.
Methodology & Data Sources
- House prices: UK House Price Index (ONS / Land Registry)
- Bread prices: UK consumer price data (average loaf proxy)
- Calculation: house price divided by bread price
- Updates: monthly, as new data is released
Bread is a proxy. It's not perfect, but it tracks everyday costs closely enough to be useful.
Frequently Asked Questions
What is the average house price in City of Edinburgh?
The current average price is £296,878, updated .
What is the average house price in City of Edinburgh in real terms?
In bread‑adjusted terms, the average is 209,660 loaves of bread. This shows the same houses viewed through everyday cost pressure.
How have house prices changed in City of Edinburgh over the last 12 months?
Headline prices changed by +2.9% in bread terms over the last year. This compares everyday affordability rather than just £ prices.
Are house prices in City of Edinburgh rising or falling?
In pounds, prices have remained stable. In bread terms, the trend is stable. The difference comes from changes in everyday prices.
How does City of Edinburgh compare with the UK average?
Over the last year, City of Edinburgh is 12% higher than the UK when compared with the UK average in bread‑adjusted terms.
Is this inflation-adjusted house price data?
Not in the traditional sense. The bread view uses a real-world cost proxy instead of a formal inflation index.
What was the highest and lowest real‑terms price in City of Edinburgh?
The peak was 291,862 loaves (September 2021), and the low was 145,549 loaves (February 2013), based on the available series.
Why use bread?
Because it's familiar, widely bought, and reflects everyday price pressure better than abstract percentages.
If you've ever felt like house price charts didn't line up with how expensive life actually felt at the time, this page is meant to test that feeling against the data.
Neighbouring Markets
Related Locations
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Neighbouring Regions (31)
- Aberdeenshire
- Angus
- Argyll and Bute
- City of Aberdeen
- City of Dundee
- City of Glasgow
- Clackmannanshire
- Dumfries and Galloway
- East Ayrshire
- East Dunbartonshire
- East Lothian
- East Renfrewshire
- Falkirk
- Fife
- Highland
- Inverclyde
- Midlothian
- Moray
- Na h-Eileanan siar
- North Ayrshire
- North Lanarkshire
- Orkney Islands
- Perth and Kinross
- Renfrewshire
- Scottish Borders
- Shetland Islands
- South Ayrshire
- South Lanarkshire
- Stirling
- West Dunbartonshire
- West Lothian