The Quiet Market: Why Off‑Market Sales Are Shaping Edinburgh’s Property Landscape
In Edinburgh, not every home for sale appears on Rightmove or ESPC. In fact, a meaningful proportion of the city’s property market now changes hands quietly - through private introductions, buying agents, and trusted networks.
It’s a side of the market most people never see. But for buyers who want access to the full picture, and for sellers who value discretion, the off‑market route has become increasingly important.
And when you look closely at the data, especially in the higher price brackets, the story becomes even clearer.
How big is the off‑market market?
There’s no official public dataset that records private or off‑market sales separately. But we can build a realistic estimate based on what we know:
Edinburgh records around 10,000–12,000 residential sales per year (Registers of Scotland – general market data).
In comparable UK cities, off‑market activity typically accounts for 10–18% of transactions.
Edinburgh’s market has unique characteristics that push this higher:
limited stock
strong investor activity
premium neighbourhoods with a culture of discretion
high competition for quality homes
Put together, a credible estimate is that 1,000–2,000 homes a year in Edinburgh sell privately.
But the real story sits in the upper price brackets.
Where off‑market dominates: Edinburgh’s prime neighbourhoods
Recent analysis of Edinburgh’s prime areas - New Town, Stockbridge, West End, Murrayfield, Inverleith, Morningside, The Grange, Merchiston and Trinity - shows a market that behaves very differently from the city average.
The Macgregor Report (Q4 2023–Q3 2024) highlights:
These areas consistently achieve the highest price points in the city.
Price growth is stable, even when the wider market softens.
Demand remains strong for homes above £750k–£1.5m.
Stock levels are tight - and many sellers prefer a quiet sale.
This is exactly the environment where off‑market thrives.
When a home is worth £1m+, sellers often want:
discretion
control over viewings
qualified buyers only
a smoother, quieter process
And buyers want:
early access
less competition
the ability to move before a property reaches the open market
This creates a natural ecosystem for private sales.
Why the £750k–£1.5m bracket is the most competitive
While the ESPC reports don’t track off‑market transactions directly, they do show that:
Edinburgh’s average selling prices continue to rise across most regions.
Prime areas consistently outperform the wider market in stability and demand.
Homes in the upper brackets spend less time on the market and attract multiple interested parties.
When you combine:
high demand
low supply
premium neighbourhoods
motivated, qualified buyers
.…you get a price band where off‑market deals are not just common - they’re often the preferred route.
It’s reasonable to infer that off‑market activity in these areas is significantly higher than the city average, especially for homes above £900k.
Why this matters for buyers
Most buyers assume that if a home isn’t online, it isn’t for sale.
But in Edinburgh’s prime market, that simply isn’t true.
A buying agent gives you:
access to homes that never reach the public market
early introductions before a listing goes live
insight into sellers who are “thinking of selling”
negotiation support in a competitive environment
a trusted advocate who knows the city, the agents, and the nuances of each neighbourhood
In a market where up to 1 in 5 homes may be sold privately - and where the proportion is even higher in premium areas - relying solely on online portals means missing opportunities.
Why this matters for sellers
For many homeowners, especially in Edinburgh’s most sought‑after postcodes, discretion is invaluable.
Selling off‑market allows them to:
avoid public marketing
limit viewings to serious, qualified buyers
maintain privacy
achieve strong prices without the noise of the open market
It’s a quieter, more controlled process - and often a more successful one.
A final thought
Edinburgh’s property market has always had its own rhythm. But today, the quiet side of the market is more active than ever, particularly in the price brackets where competition is strongest and discretion matters most.
For buyers, this means opportunity.
For sellers, it means choice.
And for both, it means that trusted relationships matter.
If you want to understand the full market, not just the visible one, working with someone who has access, experience, and long‑standing relationships across the city can make all the difference.
Contact us to find out more.