Understanding value
How Much Is My House Worth in Edinburgh?
No online tool can tell you what your Edinburgh home is worth. A reliable figure comes from recent sold evidence for genuinely comparable properties in your postcode, adjusted for your property's condition, floor level, light, outlook and specification — which is why it needs someone who has seen it.
Lothian Property is a property information and professional-introduction service operated by Maybury Scotland Limited. Lothian Property is not an estate agency. Where requested, we may connect homeowners with independent estate agents and other property professionals. How we work.
We will not show you a made-up number
Plenty of sites will generate an instant valuation for your address. The figure is produced by a model that has never seen your property, and its main purpose is to capture your contact details.
We do not publish a fabricated valuation, and we do not carry out valuations ourselves. What follows is how to get a figure you can actually rely on.
Start with genuine comparable evidence
Look for properties in the same postcode district that sold recently, in the same building type, with the same number of bedrooms and a similar floor area. Sold prices matter; asking prices do not.
Registers of Scotland records completed sale prices, and ESPC publishes market activity for the Edinburgh area. Both are more useful than a portal estimate.
Adjust for the things a model cannot see
Condition and specification, floor level and lift access, the amount and direction of natural light, outlook, noise, parking and permit zone, garden or drying green, and the state of the common stair and roof.
- Condition: recently renovated, good, average, needs work
- Light and outlook: front or rear, floor level, obstruction
- Access: lift, stair condition, entry system
- Outdoor space, parking and permit zone
- Common repairs outstanding or agreed
Then get it seen by people who sell in your street
Two or three market appraisals from agents genuinely active in your postcode, each supported by the comparable sales they used, will give you a realistic range. Discard any figure offered without evidence.
When you go to market, the Home Report single survey is the formal valuation, and it is the figure buyers and lenders work to.
Sense-check the range
If one appraisal is far above the others, ask what evidence supports it. Over-valuing to win an instruction is a well-known practice, and a property launched above the market usually ends up selling for less than one priced correctly at the start.
Common questions
- Are online house valuations accurate in Edinburgh?
- They are a rough range at best. They cannot account for condition, specification, outlook, exact position, improvements or current buyer demand, and in Edinburgh's tenement stock those factors vary enormously between neighbouring properties.
- Where can I see what properties actually sold for?
- Registers of Scotland holds completed sale price data for Scottish property, and ESPC publishes activity for the Edinburgh market.
- Will Lothian Property tell me what my house is worth?
- No. We are not an estate agency and do not provide valuations. We share what we know about how comparable properties in your area have been selling, and can introduce you to independent professionals who value property.
- How often does the value change?
- Enough that a figure more than a few months old should be re-checked before you make decisions on it, particularly where local supply has shifted.
Want a properly grounded answer?
Give us the property details and we will tell you what the local evidence shows, and what we cannot know without someone seeing it.
Tell Us About My PropertyOr tell us about your property here
Takes around two minutes. We will come back to you within one working day.
Sources
Understanding value
Selling because something changed?
These guides explain what usually happens in Scotland when a move is prompted by a change in circumstances. They are general information, not advice about your position.
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Moving to something smaller, releasing equity from a family home, and the order to do it in.
Bereavement or inherited property
Confirmation, executor powers, empty-property costs and what usually happens before a sale.
Separation or divorce
What normally happens to a jointly owned home, and the options before anyone decides to sell.
Published 2026-08-17 · Last reviewed 2026-08-17. General information about selling property in Scotland, not legal, tax or financial advice. Editorial policy.