Compare 27 local agents, data from 80 active listings
We track 27 estate agents actively marketing properties in EH11 2 Edinburgh, and we've ranked them all based on live listing data. selling a tenement flat on Gorgie Road or a period property in the Dalry Colonies, our platform connects you with the agents who know this local market best.
The EH11 2 postcode covers the vibrant Gorgie and Dalry districts, where our data shows an average asking price of £223,773 across 80 current listings. From one-bedroom flats ideal for first-time buyers to spacious three-bedroom homes in established residential streets, this area offers diverse property types that appeal to a wide range of buyers.
Selling your property in Edinburgh's west side requires an agent who understands the nuances between different street markets. Our live data lets you compare agents based on their actual performance in your specific postcode sector, not just their general Edinburgh presence.
27
Active Estate Agents
£223,773
Average Asking Price
80
Properties For Sale
Our data reveals that the average sold price in EH11 2 over the last 12 months stands at £218,077, with properties in specific sectors showing notably different performance. The EH11 2PL sector has been particularly strong, with prices rising 19% year-on-year and now sitting 13% above its 2021 peak of £228,000. Meanwhile, the EH11 2TH sector shows more modest growth at 2% year-on-year, reaching an average of £253,200, which sits just 1% above the 2020 peak.
When examining property types across the broader EH11 area, flats dominate the market with an average sold price of £222,270, reflecting strong demand for this property type in Edinburgh's dense urban environment. Terraced properties averaged £285,718, while semi-detached homes reached approximately £296,583. The data indicates that EH11 2 represents excellent value compared to Edinburgh's city-wide averages, particularly for first-time buyers and investors seeking entry points into the market.
Transaction volumes in EH11 2TH show 46 properties sold within the last year, demonstrating active market participation despite broader economic uncertainties. The sector-level analysis reveals meaningful variation across the postcode, with EH11 2AU achieving higher average prices around £289,000, while EH11 2LT shows more affordable entry points at approximately £207,500. This diversity within a single postcode makes EH11 2 particularly interesting for buyers and sellers alike, as neighbourhood character and property specifics significantly influence values.
The price range distribution across EH11 2 shows that the majority of properties fall in the £100k-£200k bracket with 42 listings, followed by 29 listings in the £200k-£300k range. Only 5 properties currently sit in the £300k-£500k bracket, while premium properties over £500k account for 3 listings. This distribution indicates strong demand at the accessible end of the market, driven by first-time buyers and investors targeting the substantial rental demand from students and young professionals working in Edinburgh's service sector.
Source: Homemove live listing data
Our listing data shows a clear picture of what dominates the EH11 2 market. Flats account for the overwhelming majority of properties available, with 51 current listings averaging £212,353. This aligns with Edinburgh's overall housing profile, where approximately two-thirds of households live in flatted accommodation, one of the highest proportions in Scotland. The prevalence of traditional sandstone tenements in areas like Gorgie and Dalry explains this pattern, as these period properties continue to attract strong interest from buyers seeking character homes at relatively accessible price points.
Bedroom distribution reveals that one-bedroom properties lead the market with 38 listings averaging £158,392, making them ideal for first-time buyers entering the Edinburgh market. Two-bedroom flats represent the next tier with 30 listings at an average of £238,432, while three-bedroom properties, though fewer at just 9 listings, command premium prices averaging £325,555. The data suggests strong demand across all bedroom counts, though the concentration in one and two-bedroom properties reflects both the area's tenement stock and the affordability dynamics that draw buyers to EH11 2.
The four-bedroom properties available, while limited to just 3 listings, reach an impressive average of £600,000, typically comprising larger period conversions or substantial Victorian flats with original features. These rarer properties attract a different buyer demographic, often families seeking space in a location that offers good value compared to more expensive Edinburgh postcodes like EH9 or EH10.
The EH11 2 postcode encompasses the established neighbourhoods of Gorgie and Dalry, areas renowned for their traditional sandstone tenements and strong community spirit. The Dalry Colonies Conservation Area preserves a distinctive group of late 19th-century working-class housing, characterised by their uniform design and historical significance. Meanwhile, the Shandon Conservation Area to the north showcases another aspect of Edinburgh's architectural heritage, with properties reflecting the city's Victorian expansion. These designations mean many properties in EH11 2 require special consideration for alterations, with listed building consent often needed for changes to both exterior and interior features.
The geological landscape beneath EH11 2 reflects Edinburgh's complex formation during the Carboniferous period, roughly 360 to 300 million years ago. The area sits on sedimentary sandstone deposits that form the city's low ground, with this same sandstone providing the primary building material for the iconic tenements that define local architecture. Local quarries at Hailes and Redhall historically supplied building stone, with Hailes offering distinctive blue-grey and buff-coloured sandstone that features prominently in period properties throughout the area. The underlying geology provides generally firm foundations, though properties should be checked for any issues related to the area's mining history, particularly in districts where old coal workings from Midlothian's extensive mining past may have created subsidence risks.
Transport connectivity makes EH11 2 particularly attractive for commuters and city centre workers. The area benefits from excellent bus routes along Gorgie Road and Dalry Road, connecting residents to the city centre within minutes. Haymarket railway station, located just outside the postcode, provides direct access to Glasgow, London, and other major destinations. For those travelling by car, the City Bypass and motorway network are readily accessible, while Edinburgh Airport lies approximately 8 miles to the west. The combination of transport links, local amenities, and the proximity to the university campus in the broader EH9 area contributes to sustained demand for properties throughout EH11 2.
The population of EH11 2 comprises approximately 9,065 residents across 5,337 households, with a significant proportion being students and young professionals drawn to the area's affordability and connectivity. Edinburgh's economy plays a crucial role in this market, with major employers including financial services firms, the Scottish Government, the University of Edinburgh, and NHS Lothian. The presence of these institutions creates sustained rental demand, making EH11 2 particularly attractive for buy-to-let investors who compete with first-time buyers for the same one and two-bedroom flats.
When choosing between online and traditional high-street estate agents in EH11 2, sellers should consider the specific characteristics of this market. Neilsons Solicitors and Estate Agents dominates the local market with 10 active listings and a 12.5% market share, operating from their Edinburgh office with an average asking price of £188,000. Their strength lies in combining legal expertise with property services, particularly valuable for the tenement properties that make up much of the EH11 2 stock. Warners Solicitors follows with 5 listings averaging £215,000, while Mov8 Real Estate holds 5% of the market with properties averaging £225,000.
The EH11 2 market also features agents operating at different price points. DJ Alexander focuses on the premium segment with an average asking price of £261,667 across their 3 listings, appealing to sellers of larger period properties. In contrast, McDougall McQueen targets more affordable properties with an average of £163,333, while Thorntons Property Services offers the lowest average asking price among active agents at £141,000. This range demonstrates how different agents serve distinct segments of the market, from affordable first-time buyer flats to higher-end period homes.
Traditional high-street agents typically charge percentage-based fees around 1% to 3% plus VAT, while online alternatives offer fixed-fee arrangements ranging from £999 to £1,999. For sellers in EH11 2, the choice depends on property value and individual circumstances. A £150,000 flat might benefit from a fixed-fee online agent, while a £300,000 period property in a conservation area may warrant the full service and local market knowledge that established Edinburgh agents provide. We always recommend obtaining free valuations from multiple agents before making your decision.
The rental market in EH11 2 also influences agent selection, as some sellers may consider letting their property rather than selling. DJ Alexander leads the rental market with 23 listings at an average of £1,161 per month, demonstrating their strong presence in both sales and lettings. Openrent operates 5 rental listings averaging £1,279, while Southside Property Management manages 4 properties at £1,222 average. This rental activity indicates ongoing demand from Edinburgh's substantial student and young professional population.
Look at active listing numbers and market share in your specific postcode sector. Agents with strong EH11 2 presence will have existing buyer relationships for properties like yours. Check how many listings they currently have and their average asking prices to ensure they match your property type.
Request free valuations from at least three agents. Compare their asking price recommendations and marketing strategies. The difference between valuations can be significant, with some agents optimistic while others take a more realistic view of current market conditions in your specific street or neighbourhood.
Ask about photographs, floor plans, property descriptions, and online exposure. In a competitive market like EH11 2, premium marketing can make the difference between a quick sale and a stagnant listing. Ensure your agent will advertise on major portals like Rightmove and Zoopla.
Clarify whether fees are sole or multi-agency, and what services are included. Negotiate where possible, particularly if you have multiple properties or can offer extended contract terms. Remember that the cheapest fee isn't always the best value if the agent lacks local market knowledge.
Look for feedback specific to EH11 2 or similar Edinburgh neighbourhoods. Personal recommendations from friends or family who have recently sold can be invaluable. Check independent review platforms and the agent's own testimonials, but be cautious of those with only positive reviews.
Ensure you understand the contract length, typically 8 to 16 weeks for sole agency. Know the notice period should you need to switch agents during the process. Some contracts may include tie-in periods that make it difficult to leave if you're dissatisfied with the service.
The strongest agents in EH11 2 concentrate their efforts in specific areas. Neilsons leads with 12.5% market share, but other agents like DJ Alexander and Clancys focus on higher-value properties. Choose an agent whose average price matches your property for the best buyer match.
Understanding how bedroom count affects pricing in EH11 2 helps sellers position their properties effectively. One-bedroom flats dominate the current listings with 38 properties averaging £158,392, representing the most accessible entry point to the Edinburgh property market. These properties typically appeal to first-time buyers and investors targeting the strong rental demand from students and young professionals, with rental agents like DJ Alexander managing 23 rental listings in the area at an average of £1,161 per month.
Two-bedroom properties represent the next tier with 30 listings averaging £238,432, offering more space for small families or sharers. This bedroom count shows particular strength in the EH11 2 market, as these properties balance affordability with practical living space. Three-bedroom homes, though fewer at just 9 listings, command significant premiums at £325,555 average, reflecting the relative scarcity of larger properties in this predominantly tenement area. The four-bedroom properties available, while limited to just 3 listings, reach an impressive average of £600,000, typically comprising larger period conversions or substantial Victorian flats.
When pricing your property, consider the competition within your bedroom category. If you're selling a one-bedroom flat, you'll be competing against 37 other similar properties. A well-presented flat with modern fixtures, good natural light, and a realistic asking price will stand out. For two and three-bedroom properties, the competition is less intense, but buyer expectations for condition and features are higher.
Pricing strategy in EH11 2 requires careful consideration of current market conditions and recent transaction data. Our analysis shows the average sold price at £218,077, but sector-level variations are significant. Properties in EH11 2PL have experienced 19% year-on-year growth, suggesting strong upward momentum in certain streets, while EH11 2TH shows more stable 2% growth. Setting your asking price requires matching your property's specific characteristics to comparable evidence from recent sales in your exact neighbourhood.
The importance of accurate pricing cannot be overstated in this market segment. Properties priced correctly tend to attract multiple viewings within the first week, while overpriced properties can languish on the market for months, eventually requiring price reductions that may raise buyer suspicion. Working with an agent who understands the nuances of EH11 2, from the difference between properties near Gorgie Road versus Dalry, to the premium that conservation area status commands, can add significant value to your sale. Always ask your agent to provide specific comparable evidence from your street or immediate vicinity, not just general EH11 averages.
Our research shows that EH11 2 represents good value compared to Edinburgh's overall market, which makes it attractive to buyers but requires realistic pricing from sellers. The area's combination of transport links, local amenities, and relatively accessible property prices compared to central Edinburgh postcodes creates ongoing demand. However, with 80 active listings currently, competition among sellers is real. Presentation matters, and properties that show well in photographs and virtual tours generate more interest.
Based on our live market data, Neilsons Solicitors and Estate Agents leads the EH11 2 market with 12.5% market share and 10 active listings. Warners Solicitors follows with 6.3% market share, while Mov8 Real Estate, McDougall McQueen, and DJ Alexander each hold around 5% and 3.8% respectively. The best agent for your property depends on your price point and property type, as agents tend to specialise in different segments of the market. For example, DJ Alexander focuses on higher-value properties averaging £261,667, while Thorntons Property Services targets more affordable properties at around £141,000.
Estate agent fees in EH11 2 and across Scotland typically range from 1% to 3% plus VAT (1.2% to 3.6% including VAT) for traditional high-street agents offering full service including valuations, marketing, viewings, and negotiation. Online agents typically charge fixed fees between £999 and £1,999, offering a more limited service suitable for straightforward sales. The average is around 1.5% plus VAT. In EH11 2, you can often negotiate fees, particularly for higher-value properties or if you're using multiple agents. For a typical £200,000 property, expect to pay around £3,000 including VAT with a traditional agent, or around £1,500 with an online provider.
Yes, house prices in EH11 2 show positive growth trends overall, though with significant variation across different sectors. The EH11 2PL sector experienced 19% year-on-year growth and now sits 13% above its 2021 peak, making it one of the strongest-performing areas in Edinburgh. More broadly, the EH11 2TH sector shows 2% growth year-on-year, while the overall EH11 area also posted 2% growth. The average sold price over the last 12 months is £218,077, indicating a healthy market with rising values in specific sectors. Properties in EH11 2AU have achieved higher average prices around £289,000, while EH11 2LT shows more affordable entry points at approximately £207,500.
EH11 2 encompasses the vibrant Gorgie and Dalry neighbourhoods in west Edinburgh, known for their strong community spirit, traditional sandstone tenements, and excellent local amenities. The area offers good transport connections to the city centre via bus routes along Gorgie Road and Dalry Road, with Haymarket station providing rail links to Glasgow, London, and other destinations. Residents enjoy proximity to the University of Edinburgh, a range of shops, pubs, and restaurants along Gorgie and Dalry Roads, and green space at Saughton Park. The Dalry Colonies Conservation Area preserves period housing character, while the area is popular with students, young professionals, and families alike due to its affordability compared to central Edinburgh.
Flats dominate the EH11 2 housing stock, reflecting Edinburgh's predominantly tenement architecture. Our data shows 51 flat listings averaging £212,353, with 28 other property types including houses and larger conversions averaging £235,602. One and two-bedroom flats are most common, making up 38 and 30 of current listings respectively. Traditional sandstone tenements built from local materials like Hailes or Redhall sandstone are characteristic of the area. Terraced properties are particularly scarce with just 1 listing currently available, explaining the premium prices these properties command when they appear on the market.
Look for agents with proven track records in EH11 2 specifically, not just general Edinburgh experience. Check their current listing volumes and average prices to ensure they match your property type, as different agents serve different market segments. Ask about their marketing strategy, including professional photography, floor plans, virtual tours, and online exposure through major portals like Rightmove and Zoopla. Verify their fee structure and contract terms, including any tie-in periods or notice requirements. Always get at least three valuations to compare their market assessments. Reviews from recent clients in similar properties can provide valuable insight into their service quality and local knowledge.
The EH11 2 area, particularly around Gorgie Road, has experienced surface water flooding, and the Water of Leith presents a fluvial flood risk in lower-lying areas. Scottish Water is undertaking a £3.2 million project to upgrade storm overflow infrastructure near Saughton Park to mitigate debris entering the Water of Leith during heavy rainfall. A recent proposed development on Gorgie Road received objections from the council's flooding team regarding future flood risk under climate change scenarios. When purchasing property in EH11 2, particularly near the Water of Leith or in low-lying areas, a detailed Flood Risk Assessment is advisable. This is one reason why a RICS Level 2 survey is particularly valuable in this area, as it can identify any existing flood damage or water ingress issues.
Given that EH11 2 contains many traditional sandstone tenements built before 1919, a RICS Level 2 Survey is strongly recommended for most properties. These surveys identify common defects in period properties including damp issues, roof condition, sandstone decay, timber rot, and outdated electrics. In EH11 2 specifically, surveyors frequently identify issues related to sandstone spalling, moisture penetration through solid walls, and conditions affecting embedded timber joists. The area's mining history from Midlothian coal workings also means properties may have subsidence risks that require professional assessment. For listed buildings or properties in the Dalry Colonies or Shandon Conservation Areas, a more comprehensive RICS Level 3 Building Survey may be appropriate due to the additional complexities of historic property ownership.
The time it takes to sell a property in EH11 2 varies depending on pricing, property type, and market conditions. Properties priced correctly for their specific street and condition typically attract offers within the first two to four weeks. One-bedroom flats in high demand can sell quickly, while premium properties may take longer due to reduced buyer pools. The current market shows 80 active listings competing for buyer attention, so realistic pricing and strong marketing are essential. Working with an agent who has active buyers on their books in EH11 2 can significantly reduce time on market.
Yes, in Scotland you require a solicitor or conveyancer to handle the legal aspects of selling your property. Many solicitors in Edinburgh also operate as estate agents, such as Neilsons Solicitors and Estate Agents and Warners Solicitors, which can offer a combined service. Using a solicitor-agent can simplify the process, as they handle both the marketing and the legal work. Costs for legal fees vary but typically range from £500 to £1,000 plus disbursements. It's worth obtaining quotes from several providers, as some solicitor-estate agents may include legal fees within their agency commission.
From £335
A detailed inspection ideal for flats and period properties in EH11 2, identifying defects common to traditional sandstone tenements
From £450
Comprehensive structural survey for older properties, listed buildings, or those in conservation areas
From £60
Energy Performance Certificate required before marketing your property
From £150
Official valuation for mortgage, help-to-buy, or equity release purposes
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Compare 27 local agents, data from 80 active listings
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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