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Fyndd research reveals Edinburgh’s most expensive address
Hope Terrace in Edinburgh’s sought-after Grange area is the city’s most expensive address, new research from property-buying agency Fyndd shows – but Ann Street is the priciest per square foot.
Hope Terrace commanded the highest average price of sales over £1m, reaching almost £3.5m, but buyers paid around half the price per square foot of perennially popular Ann Street in Stockbridge.
The research, commissioned by Fyndd from data consultancy HomeBench, analysed Edinburgh streets where there were three or more sales over £1m, from 2020 to 2025.
The research into sales of £1m and over revealed that Hope Terrace (EH9) had an average sale value of £3,444,632 with an average price per square foot of £456. It also showed that prime southside addresses commanded the biggest sale prices but buyers generally got more space for their money than on streets in the centre and north of the city.
Fyndd director, Jamie McNeill, said: “Hope Terrace is a premier address in Edinburgh. Leafy, attractive and within walking distance of the shops, cafes and restaurants of Morningside, it is an affluent street that features a number of substantial detached villas. The prices here reflect the big-ticket values being achieved for best-in-class large villas in the southside.”
In comparison, Ann Street had an average value of £1,857,818 but commanded a considerably steeper £779 per square foot; the most expensive price per square foot in the capital.
McNeill said: “Ann Street has long been regarded as one of Edinburgh’s prettiest streets, characterised by charming townhouses, fine Georgian architecture and large front gardens. The townhouses are smaller than on neighbouring streets in Stockbridge and the New Town, but their appeal means that they often sell for similar prices, leading to high prices per square foot.”
Ann Street also saw the highest number of transactions of £1m and over in the city, with 17 sales in the last six years. Most of these sales were of terraced houses but the figures include three apartments, with one property transacting at £822 per square foot.
Napier Road in Merchiston came in second for both average value (£2,645,667) and price per square foot (£744), with six properties sold there since 2020.
“Napier Road is one of the most sought-after streets in the Merchiston area of the southside,“ said McNeill. “Proximity to both George Watson’s College and George Heriot’s School, as well as Morningside, Bruntsfield and the city centre add to its appeal. It is a highly desirable address and popular with families.”
In general, southside addresses dominated the price chart for £1m plus homes with Hope Terrace, Napier Road, Hermitage Drive, Cumin Place and Oswald Road taking the top five spots.
McNeill commented: “The highest prices are paid for detached and semi-detached villas in the southside, which offer more internal and outside space than more centrally located townhouses and are near outstanding schools.
“Generally, the larger the property, the lower the price per square foot and buyers can enjoy a lot more space for their money. These are all attractive, leafy streets that are a quick walk into Bruntsfield and Morningside and still not far from the centre of town.
“New Town and Stockbridge addresses sell for higher square foot values as they offer less space but they enjoy a more central location than southside properties.”
McNeill said Belmont Drive, East Belmont Road, Dick Place and Inverleith Place all commanded high sale prices but were excluded due to the low number of sales.
“I expect Easter Belmont Drive to appear in this list next year, as there are a number of significant properties which are transacting privately at the moment. It’s long been one of Edinburgh’s most exclusive addresses.”
McNeill added that 2025 was one of the more challenging markets in the last five years, partly due to drawn-out budget speculation, but that there was a notable increase in positive market sentiment: “With greater economic and political clarity going into 2026, I think people who have been held off moving for the last year or so may well now act.
“There is appetite in the top tier of the market but buyers will only act if the property fits their exact criteria. People are less likely to make the compromises they might have done in a more competitive market a few years ago.
“Demand outstrips supply and international interest is still robust. There are opportunities out there, but a considerable number aren’t even on the market, private or otherwise. We recently showed American buyers around eight high-value properties in East Lothian, none of which are on the market.”
Following the Scottish budget last week, properties worth more than £1m will be subject to the mansion tax from 2028. McNeill said: “A reassessment of council-tax bandings is long overdue. However, this tacks something onto an existing system that already doesn’t work very well rather than enacting a wholesale change for the better. The whole thing needs a rethink.”
“It might well trigger earlier than expected decisions to sell among cash-poor/asset-rich empty nesters and older owners. However, it’s difficult to predict what impact it will have until we know the full details.”
Photography: Will Scott
