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East Lothian · report

Past price cycles in East Lothian

Sale prices have fallen by 3% or more 12 times since 2004. The deepest began in September 2008.

Deepest fall
−20.0%
Recovery from the low
67 months

Prices in East Lothian and the UK, indexed

Average sale prices, both set to 100 in January 2004.

  • East Lothian
  • United Kingdom
  • 100 = January 2004
Show the numbers
PeriodEast LothianUnited Kingdom
Aug 2026289.9216.4
Jul 2026290.7215.7
Jun 2026286.8214.5
May 2026287.6215.7
Apr 2026284.5214.7
Mar 2026285.9212.9
Feb 2026280.6213.5
Jan 2026280.5213.0
Dec 2025280.8212.4
Nov 2025288.8214.4
Oct 2025292.9213.8
Sep 2025297.7213.6
Aug 2025293.1214.4
Jul 2025288.9213.1
Jun 2025282.5211.4
May 2025283.2209.3
Apr 2025286.0206.2
Mar 2025285.7212.4
Feb 2025282.0209.8
Jan 2025278.6210.0
Dec 2024280.9209.2
Nov 2024286.0209.6
Oct 2024288.7210.2
Sep 2024288.1209.8
Aug 2024282.5210.1
Jul 2024274.5208.0
Jun 2024272.2205.7
May 2024277.9204.9
Apr 2024276.0203.3
Mar 2024279.1202.2
Feb 2024277.4201.8
Jan 2024284.0202.9
Dec 2023282.5203.0
Nov 2023286.0204.8
Oct 2023290.4206.2
Sep 2023290.0207.1
Aug 2023283.5208.1
Jul 2023282.9207.0
Jun 2023283.5204.7
May 2023288.0203.9
Apr 2023281.3203.3
Mar 2023276.4202.8
Feb 2023272.0205.1
Jan 2023277.5206.8
Dec 2022284.2208.6
Nov 2022287.4210.3
Oct 2022282.6210.6
Sep 2022279.3210.6
Aug 2022275.1210.1
Jul 2022274.9208.4
Jun 2022270.0204.6
May 2022269.5202.1
Apr 2022265.6199.8
Mar 2022270.2197.5
Feb 2022269.1196.8
Jan 2022271.3196.6
Dec 2021268.3194.3
Nov 2021269.5193.3
Oct 2021272.7189.6
Sep 2021272.4194.5
Aug 2021267.7188.9
Jul 2021259.7183.4
Jun 2021255.3192.4
May 2021251.9182.7
Apr 2021247.2181.5
Mar 2021241.8184.2
Feb 2021242.4181.5
Jan 2021245.3181.0
Dec 2020244.3181.0
Nov 2020245.3179.6
Oct 2020240.1177.8
Sep 2020239.8176.3
Aug 2020236.2174.5
Jul 2020232.1172.8
Jun 2020229.7171.4
May 2020218.7169.0
Apr 2020219.8168.1
Mar 2020218.5169.9
Feb 2020223.7168.4
Jan 2020225.8169.3
Dec 2019228.1169.2
Nov 2019234.1169.4
Oct 2019231.3170.0
Sep 2019231.5170.5
Aug 2019226.3170.4
Jul 2019227.6169.8
Jun 2019224.9167.9
May 2019223.9167.2
Apr 2019221.9167.0
Mar 2019218.4165.8
Feb 2019218.2166.3
Jan 2019216.9166.7
Dec 2018220.0167.7
Nov 2018218.9168.1
Oct 2018220.4168.8
Sep 2018219.5169.0
Aug 2018220.0169.3
Jul 2018218.4168.8
Jun 2018214.9166.7
May 2018214.4165.6
Apr 2018213.9164.9
Mar 2018212.4163.4
Feb 2018208.7164.4
Jan 2018209.6163.9
Dec 2017210.6164.5
Nov 2017213.0163.9
Oct 2017211.5164.3
Sep 2017214.9164.2
Aug 2017207.6164.8
Jul 2017202.7164.1
Jun 2017195.6162.0
May 2017196.5160.6
Apr 2017193.3159.6
Mar 2017187.9157.1
Feb 2017187.2157.5
Jan 2017186.9157.1
Dec 2016192.3157.3
Nov 2016194.9157.0
Oct 2016197.9156.3
Sep 2016200.0156.8
Aug 2016197.4157.1
Jul 2016196.5157.1
Jun 2016186.9155.4
May 2016188.5153.9
Apr 2016187.3152.2
Mar 2016191.4151.6
Feb 2016189.0150.1
Jan 2016186.4150.0
Dec 2015188.9149.6
Nov 2015192.6149.1
Oct 2015196.5148.0
Sep 2015194.6147.8
Aug 2015191.8147.5
Jul 2015188.4146.1
Jun 2015184.4143.7
May 2015188.7142.6
Apr 2015197.8141.1
Mar 2015200.6139.8
Feb 2015194.0139.3
Jan 2015182.2139.2
Dec 2014184.4139.9
Nov 2014186.9139.6
Oct 2014192.2140.1
Sep 2014192.4140.3
Aug 2014191.4140.1
Jul 2014187.2138.5
Jun 2014182.4136.6
May 2014181.4135.4
Apr 2014175.5134.0
Mar 2014173.5131.1
Feb 2014170.9130.6
Jan 2014176.6130.1
Dec 2013179.4129.9
Nov 2013179.9128.7
Oct 2013181.3128.0
Sep 2013180.9128.6
Aug 2013177.6128.5
Jul 2013176.2127.5
Jun 2013175.0126.0
May 2013169.7125.0
Apr 2013165.2124.4
Mar 2013163.2123.1
Feb 2013167.0122.4
Jan 2013163.1122.4
Dec 2012162.2123.3
Nov 2012161.8123.5
Oct 2012169.4123.4
Sep 2012172.8124.3
Aug 2012177.4124.8
Jul 2012176.8124.6
Jun 2012173.2124.1
May 2012170.6122.9
Apr 2012171.5122.5
Mar 2012169.5121.2
Feb 2012170.1120.8
Jan 2012166.1121.1
Dec 2011169.1122.0
Nov 2011172.8122.5
Oct 2011176.5122.4
Sep 2011178.4123.8
Aug 2011180.7124.1
Jul 2011180.5124.0
Jun 2011176.6122.5
May 2011166.6122.3
Apr 2011160.8122.8
Mar 2011161.2120.9
Feb 2011162.5121.5
Jan 2011171.8122.1
Dec 2010176.3123.2
Nov 2010183.1123.4
Oct 2010183.4124.9
Sep 2010180.5126.3
Aug 2010178.4126.6
Jul 2010171.3126.6
Jun 2010175.1125.3
May 2010175.7124.7
Apr 2010172.4124.1
Mar 2010172.2122.6
Feb 2010170.9122.6
Jan 2010182.3122.3
Dec 2009182.3122.7
Nov 2009179.3121.9
Oct 2009174.1121.5
Sep 2009169.1120.7
Aug 2009165.6119.7
Jul 2009161.4118.6
Jun 2009161.1116.5
May 2009164.5115.4
Apr 2009157.8113.8
Mar 2009155.5112.8
Feb 2009153.6113.5
Jan 2009166.2114.8
Dec 2008171.7117.5
Nov 2008187.2119.3
Oct 2008188.6122.8
Sep 2008192.1125.3
Aug 2008181.8128.6
Jul 2008185.5131.3
Jun 2008190.1132.7
May 2008189.2134.5
Apr 2008181.8133.7
Mar 2008170.5133.5
Feb 2008171.2134.5
Jan 2008172.6135.6
Dec 2007179.9138.1
Nov 2007182.9138.3
Oct 2007187.9138.4
Sep 2007189.3138.7
Aug 2007188.2138.6
Jul 2007185.6137.8
Jun 2007180.2136.0
May 2007176.2134.6
Apr 2007164.0133.0
Mar 2007161.0130.4
Feb 2007159.9129.4
Jan 2007163.4129.0
Dec 2006160.4129.1
Nov 2006162.0127.5
Oct 2006162.2126.8
Sep 2006166.5126.1
Aug 2006163.7125.6
Jul 2006162.1124.6
Jun 2006161.2122.8
May 2006153.2121.6
Apr 2006152.4120.5
Mar 2006146.8117.9
Feb 2006151.8117.0
Jan 2006147.9116.8
Dec 2005150.3117.0
Nov 2005153.2116.3
Oct 2005156.3116.0
Sep 2005154.3116.2
Aug 2005153.0116.4
Jul 2005150.6115.9
Jun 2005147.0114.4
May 2005138.9113.5
Apr 2005130.8112.3
Mar 2005122.9110.8
Feb 2005129.6109.9
Jan 2005132.6110.0
Dec 2004143.6110.0
Nov 2004139.0110.9
Oct 2004139.1111.0
Sep 2004134.7110.2
Aug 2004132.9110.4
Jul 2004135.1109.2
Jun 2004130.1106.9
May 2004125.6105.0
Apr 2004115.6103.8
Mar 2004108.999.3
Feb 2004102.899.0
Jan 2004100.0100.0

Every fall of 3% or more

From the peak to the lowest month after it, and how long prices took to get back.

PeakLowFallMonths fallingMonths to recover
December 2004March 2005−14.4%33
October 2005March 2006−6.1%53
September 2006February 2007−4.0%53
September 2007March 2008−9.9%63
June 2008August 2008−4.4%21
September 2008February 2009−20.0%567
September 2014January 2015−5.3%41
March 2015June 2015−8.1%325
November 2019March 2020−6.7%45
November 2022February 2023−5.4%33
October 2023June 2024−6.3%814
September 2025January 2026−5.8%4Not yet

The UK House Price Index goes back to 1968 for the UK, its nations and England's regions, to 1995 for councils in England and Wales, to 2004 in Scotland and to 2005 in Northern Ireland, where it is quarterly. A fall counts once prices drop 3% below a peak, and ends when they are back at it.

Other reports for East Lothian

Next 12 months

Sale prices have an 80% chance of landing between £278,306 and £325,975 by August 2027.

Expected, August 2027
£302,140
Chance of a rise
80%

Affordability

At the average sale price, a home costs £286,314. With 10% down and a 30-year mortgage, the payment is £1,321 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.

Payment, two incomes
20%
Payment, one income
41%

Buy or rent

Figures for Scotland: East Lothian has no reliable figures of its own.

Owning the average home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.

Rent per month
£1,011
Owning per month
£934

New homes

16.7% more homes were started in the last 12 months than in an average year of the past decade.

Started, 12 months
908
Per 1,000 residents
7.8

Foreign buyers

Figures for United Kingdom: East Lothian has no reliable figures of its own.

Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.

Bought by buyers abroad, 12 months
1.8%

People and new homes

In 2025 the population grew by 1,275 while 889 homes were finished: 1.4 new residents for every new home.

New residents per new home, 2025
1.4
Population change, 2025
+1,275

Renovation

In 2026, 1% of the homes added came from existing buildings rather than new ones.

Homes from existing buildings, 2026
1%