UK House Price Index Scotland: May 2025
Published 16 July 2025
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This publication is available at https://www.gov.uk/government/statistics/uk-house-price-index-for-may-2025/uk-house-price-index-scotland-may-2025
1. Headline statistics for May 2025
The average price of a property in Scotland was £192,000
The annual price change of a property in Scotland was 6.4%
The monthly price change of a property in Scotland was 0.0%
The index figure for Scotland (January 2023 = 100) was 109.6
Estimates for the most recent months are provisional and are likely to be updated as more data is incorporated into the index. Read the revision policies.
Next publication of UK HPI
The June 2025 UK HPI will be published at 9.30am on Wednesday 20 August 2025. See the calendar of release dates for more information.
2. Economic statement
Total transaction volumes and new build volumes available to calculate UK HPI estimates have increased recently. HM Land Registry has processed over 40% of HM Revenue & Customs’ provisional sales estimate for UK HPI’s first estimate in recent months, though transaction volumes for older periods and new build volumes remain lower than historical averages. Users should be aware that revisions may be larger than historically and should note the greater uncertainty around new build prices. Further information is available in HM Land Registry’s UK House Price Index summary.
Average house prices in Scotland increased by 6.4% in the 12 months to May 2025, to £192,000 (provisional estimate). This was up from 6.2% (revised estimate) in the 12 months to April 2025 and was above than the average UK house price annual inflation of 3.9% (provisional estimate) in the 12 months to May 2025.
On a non-seasonally adjusted basis, average house prices in Scotland remained unchanged (0.0%) between April 2025 and May 2025 compared with a decrease of 0.1% in the same period 12 months ago. On a seasonally adjusted basis, average house prices in Scotland decreased by 0.1% between April 2025 and May 2025.
Comparing the provisional UK HPI volume estimate for March 2024 with the provisional UK HPI volume estimate for March 2025, the volume of transactions decreased by 20.4% in Scotland and increased by 53.8% in the UK.
In Scotland, detached houses had the highest annual percentage change out of all property types, increasing by 9.3% in the 12 months to May 2025 to £358,000. Flats and maisonettes had the lowest annual percentage change, which increased by 4.0% in the 12 months to April 2025 to an average price of £136,000.
Excluding Shetland Islands and Orkney Islands due to volatility from low sales volumes, all local authority areas in Scotland except Aberdeenshire showed an increase in average house prices in the 12 months to May 2025. Excluding Shetland Islands and Orkney Islands due to volatility from low sales volumes, the highest annual percentage change was in Inverclyde, where average house prices increased by 12.5% in the 12 months to May 2025 to £114,000. The lowest annual percentage change was in the Aberdeenshire, where average house prices decreased by 2.5% in the 12 months to May 2025, to £201,000.
As with other indicators in the housing market, which typically fluctuate from month to month, it is important not to put too much weight on one month’s set of house price data.
3. Price change
3.1 Annual price change
Annual price change for Scotland over the past 5 years
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In Scotland, average prices increased by 6.4% in the 12 months to May 2025 (provisional estimate), up from 6.2% in the 12 months to April 2025 (revised estimate).
Annual price change by local authority for Scotland
Low numbers of sales transactions in some local authorities, such as Orkney Islands, Na h-Eileanan Siar and Shetland Islands, can lead to volatility in the series.
While we make efforts to account for this volatility, the change in price in these local levels can be influenced by the type and number of properties sold in any given period.
Geographies with low number of sales transactions should be analysed in the context of their longer-term trends rather than focusing on monthly movements.
| Local authorities | May 2025 | May 2024 | Difference |
|---|---|---|---|
| Aberdeenshire | £200,569 | £205,704 | -2.5% |
| Angus | £170,768 | £162,804 | 4.9% |
| Argyll and Bute | £182,857 | £172,216 | 6.2% |
| City of Aberdeen | £142,938 | £141,897 | 0.7% |
| City of Dundee | £143,628 | £134,903 | 6.5% |
| City of Edinburgh | £294,181 | £273,503 | 7.6% |
| City of Glasgow | £187,927 | £173,587 | 8.3% |
| Clackmannanshire | £168,548 | £158,215 | 6.5% |
| Dumfries and Galloway | £161,234 | £152,781 | 5.5% |
| East Ayrshire | £129,025 | £120,766 | 6.8% |
| East Dunbartonshire | £259,103 | £241,397 | 7.3% |
| East Lothian | £297,042 | £274,517 | 8.2% |
| East Renfrewshire | £292,860 | £276,926 | 5.8% |
| Falkirk | £168,108 | £155,971 | 7.8% |
| Fife | £167,839 | £161,528 | 3.9% |
| Highland | £220,125 | £205,336 | 7.2% |
| Inverclyde | £113,679 | £101,064 | 12.5% |
| Midlothian | £287,709 | £269,371 | 6.8% |
| Moray | £197,812 | £191,668 | 3.2% |
| Na h-Eileanan Siar | £157,450 | £143,929 | 9.4% |
| North Ayrshire | £128,529 | £125,518 | 2.4% |
| North Lanarkshire | £152,730 | £142,118 | 7.5% |
| Orkney Islands | £223,834 | £209,826 | 6.7% |
| Perth and Kinross | £222,916 | £207,145 | 7.6% |
| Renfrewshire | £158,733 | £146,462 | 8.4% |
| Scottish Borders | £181,417 | £173,767 | 4.4% |
| Shetland Islands | £189,785 | £192,856 | -1.6% |
| South Ayrshire | £159,067 | £156,752 | 1.5% |
| South Lanarkshire | £178,624 | £163,637 | 9.2% |
| Stirling | £233,642 | £222,624 | 4.9% |
| West Dunbartonshire | £121,320 | £121,155 | 0.1% |
| West Lothian | £224,027 | £209,253 | 7.1% |
| Scotland | £191,927 | £180,418 | 6.4% |
Download this table’s data (CSV, 1KB)
Average price by local authority for Scotland
In May 2025, the most expensive area to purchase a property was East Lothian, where the average cost was £297,000. In contrast, the cheapest area to purchase a property was Inverclyde, where the average cost was £114,000.
3.2 Average price change by property type
Average price change by property type for Scotland
| Property type | May 2025 | May 2024 | Difference |
|---|---|---|---|
| Detached | £357,631 | £327,159 | 9.3% |
| Semi-detached | £215,684 | £201,723 | 6.9% |
| Terraced | £174,704 | £163,102 | 7.1% |
| Flat or maisonette | £136,073 | £130,810 | 4.0% |
| All | £191,927 | £180,418 | 6.4% |
Download this table’s data (CSV, 1KB)
4. Sales volumes
The amount of time between the sale of a property and the registration of this information varies. It typically ranges between 2 weeks and 2 months but can be longer. Volume figures for the most recent 2 months are not yet at a reliable level for reporting, so they are not included in the report. Published transactions for recent months will increase as later registered transactions are incorporated into the index.
Sales volume data is also available by property status (new build and existing property) and funding status (cash and mortgage) in our downloadable data tables. Transactions involving the creation of a new register, such as new builds, are more complex and require more time to process. Read Revisions to the UK HPI data for more information.
4.1 Sales volumes by local authority
Sales volumes for Scotland by local authority
Comparing the provisional volume estimate for the current month with the revised volume estimate for the corresponding month in the previous year
| Local authorities | March 2025 | March 2024 |
|---|---|---|
| Aberdeenshire | 348 | 291 |
| Angus | 153 | 123 |
| Argyll and Bute | 159 | 148 |
| City of Aberdeen | 381 | 429 |
| City of Dundee | 183 | 208 |
| City of Edinburgh | 825 | 831 |
| City of Glasgow | 771 | 881 |
| Clackmannanshire | 56 | 71 |
| Dumfries and Galloway | 160 | 172 |
| East Ayrshire | 192 | 177 |
| East Dunbartonshire | 118 | 134 |
| East Lothian | 176 | 148 |
| East Renfrewshire | 97 | 147 |
| Falkirk | 191 | 228 |
| Fife | 480 | 480 |
| Highland | 348 | 302 |
| Inverclyde | 120 | 106 |
| Midlothian | 153 | 182 |
| Moray | 111 | 126 |
| Na h-Eileanan Siar | 25 | 17 |
| North Ayrshire | 210 | 241 |
| North Lanarkshire | 412 | 462 |
| Orkney Islands | 19 | 18 |
| Perth and Kinross | 237 | 233 |
| Renfrewshire | 243 | 336 |
| Scottish Borders | 165 | 157 |
| Shetland Islands | 18 | 19 |
| South Ayrshire | 162 | 167 |
| South Lanarkshire | 499 | 512 |
| Stirling | 112 | 113 |
| West Dunbartonshire | 96 | 119 |
| West Lothian | 275 | 219 |
| Scotland | 7,495 | 7,797 |
Note: The ‘Difference’ column has been removed from this table as the latest month’s data are not yet complete.
Note: The ‘Difference’ column has been removed from this table as the latest month’s data are not yet complete.
Note: The number of property transactions for March 2025 will increase as more transactions are incorporated into the index. See our Revisions Policy for more information.
Comparing the provisional UK HPI volume estimate for March 2024 with the provisional UK HPI volume estimate for March 2025, volume transactions decreased by 20.4% in Scotland.
UK Property Transaction Statistics published by HM Revenue & Customs (which differ in coverage but are more complete for this period) report that in the 12 months to March 2025, on a non-seasonally adjusted basis, HMRC volume transactions decreased by 1.0% in Scotland.
Download this table’s data (CSV, 1KB)
4.2 Sales volumes
Sales volumes for Scotland over the past 5 years
| Date | Sales volumes for Scotland |
|---|---|
| March 2021 | 12,235 |
| March 2022 | 8,199 |
| March 2023 | 8,146 |
| March 2024 | 7,797 |
| March 2025 | 7,495 |
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5. Property status
Transactions involving the creation of a new register, such as new builds, are more complex and need more time to process. This means they can take longer to appear in the land registers. The volume of new build transactions for the most recent 2 months are not at a reliable level for reporting the breakdown between new build and existing resold property, so they are not included in the report.
New build and existing resold property for Scotland
| Property status | Average price March 2025 | Monthly change | Annual change |
|---|---|---|---|
| New build | £359,880 | 1.1% | 27.6% |
| Existing resold property | £172,472 | 1.1% | 3.1% |
Download this chart’s data (CSV, 1KB)
Note: Since the October 2017 release, amendments have been made to our estimation model when calculating our provisional estimate. Find out further information and the impact of this change in methods used to produce the UK HPI.
6. Buyer status
First time buyer and former owner occupier for Scotland
| Type of buyer | Average price May 2025 | Monthly change | Annual change |
|---|---|---|---|
| First time buyer | £157,107 | 0.2% | 5.7% |
| Former owner occupier | £240,206 | -0.2% | 7.1% |
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7. Funding status
Cash and mortgage indicator for Scotland
| Funding status | Average price May 2025 | Monthly change | Annual change |
|---|---|---|---|
| Cash | £177,047 | 0.1% | 5.3% |
| Mortgage | £199,737 | 0.0% | 7.0% |
Download this chart’s data (CSV, 1KB)
8. Access the data
Download the data as CSV files or access it with our UK HPI tool.
Data revisions
View any revisions to previously published data in the data downloads or find out more about revisions in our guidance About the UK HPI.
9. About the UK House Price Index
The UK House Price Index (UK HPI) is calculated by the Office for National Statistics and Land & Property Services Northern Ireland. Find out about the methodology used to create the UK HPI.
Data for the UK House Price Index is provided by HM Land Registry, Registers of Scotland, The Land & Property Services/Northern Ireland Statistics & Research Agency and the Valuation Office Agency.
Find out more about the UK House Price Index.
10. Contact for Scotland queries
Anne MacDonald, Land & Property Data Team, Registers of Scotland
Email Anne.MacDonald@ros.gov.uk
Telephone 0131 378 4991