Research reveals ‘rising tide’ of house prices in Scotland’s coastal towns

Research by property firm Rettie has revealed a ‘rising tide’ of house prices in Scotland’s coastal towns, with almost half of the country’s top 20 most expensive areas located in coastal communities. 

The average house price in Scotland’s coastal towns in 2025 is £325,000, compared to a national average of £230,000.

The top 10 Scottish coastal towns by average house price are Elie and Earlsferry (£571,777), Gullane (£522,176), Longniddry (£485,349), St Andrews (£458,733), North Berwick (£454,844), Aberdour (£393,611), Findhorn (£362,767), Pittenweem (£347,700), Crail (£335,335) and Dunbar (£324,625).

Rettie has identified the relatively high growth in a number of Scotland’s coastal towns since 2019 with Longniddry and St Andrews recording the highest growth of the top five coastal towns, up by 39 per cent and 33 per cent respectively.  The firm's research also found that the average price in Scotland’s top five coastal towns is above £450,000. 

Dr John Boyle, Rettie’s director for strategy and research, said: “Coastal settlements in Scotland are much sought after, particularly on the east coast, as demonstrated by the high average high price in these areas and the strong level of growth of the last few years. 

"The demand to live in these areas comfortably exceeds the supply available, and we see coastal towns continuing to play a pivotal role in Scotland’s broader housing landscape, both economically and demographically in the years ahead.” 

Commenting on the Fife coastal housing market, George Lorimer, director said: “St Andrews and Elie and Earlsferry continue to demonstrate the enduring  strength of Fife’s coastal market. 

"St Andrews itself remains one of Scotland’s most consistently sought after destinations, underpinned by its global profile, exceptional amenities and the steady demand generated by the university and the town’s world-renowned golf heritage.” 

Reflecting on the East Lothian coastal housing market, Emma Hay, associate director, town and country homes added:  “East Lothian’s coastal towns and villages continue to stand out among Scotland’s most resilient and desirable property markets. 

"Each town offers its own unique blend of lifestyle, connectivity and coastal character, yet all share the same underlying strength of demand consistently outstripping supply.

“Longniddry’s exceptional growth over recent years, Gullane’s enduring appeal as a premium lifestyle destination, and North Berwick’s stability at the top end of the market collectively underline the depth and durability of buyer appetite here.  These communities represent the very best of east-coast living.”

https://www.rettie.co.uk/property-research-services/rettie-coastal-research-report-november-2025

Image: North Berwick