The ‘flight to quality’ in Scottish offices continues to gather pace, pushing rents in Edinburgh and Glasgow to new heights this year despite wider economic uncertainty, according to new analysis from Knight Frank.

The independent commercial property consultancy’s Scotland Report 2025 found prime rents in Edinburgh have achieved £46 per sq. ft., exceeding the £45 per sq. ft. milestone reached by the end of last year.

Meanwhile, Glasgow surpassed £40 per sq. ft. this year, achieving £41.50 per sq. ft., and Aberdeen has remained stable at £32.50 per sq. ft. Edinburgh rents have increased 30% since March 2020, the onset of the Covid-19 pandemic and in Glasgow they have risen by 28%.

One of the main contributing factors is occupiers concentrating their interest on the best available space. New or Grade A accommodation accounted for around 66% of last year’s take-up in Scotland, with a particular emphasis on high-quality, amenity-rich, and well-located environments with flexibility in both lease terms and space usage.

At the same time, there is growing evidence that occupier requirements are contracting. While deal volumes in Glasgow and Edinburgh rose 30% and 13% during 2024, respectively, transactions below 10,000 sq. ft. accounted for 91% of the Scottish market, as flexibility has become a bigger priority than total square footage.

Toby Withall, office agency partner at Knight Frank, said: “There is a clear trend in occupier requirements – they are increasingly prioritising buildings which offer amenities and flexibility.

The space they use needs to be capable of adapting to fluctuating workforce sizes and the uncertain economic backdrop we have seen over the past couple of years, which inevitably has an impact on business performance.

From a landlord perspective, anticipating and responding to those needs with the best possible location and high-quality, flexible, and sustainable spaces is essential. These features are no longer optional – they are critical to attracting and retaining occupiers.

He added: “That said, challenges remain around development viability, with further growth and sharper pricing potentially required to bridge that gap fully.

For occupiers, the balance is more around aligning their space with evolving work patterns. There is growing emphasis on environments that support wellbeing, collaboration, and sustainability – and we have seen offices that meet those needs experience stronger demand. We only see that trend accelerating as the workplace continues to evolve.”

Earlier this year, Knight Frank reported that Scotland’s commercial property market attracted £750 million of investment in the first half of 2025, amid geopolitical tensions and a changing policy backdrop.

Hotels were the top-performing asset class, with £213 million of investment. That was the second highest figure for the sector during the first six months of any year since 2020, behind only 2024’s £235 million. Retail was second with £207 million-worth of transactions, followed by offices with £152 million.

Alasdair Steele, head of Scotland commercial, said: “Leasing activity has continued to show resilience, particularly in the major commercial centres where performance is increasingly concentrated within a limited pool of high-quality assets.

Occupiers are acting decisively when the right product becomes available, with standout transactions reflecting pent-up demand from organisations that can delay commitments no longer.

Investment volumes for 2025 so far reflect broader macroeconomic headwinds, yet deal interest continues – particularly for prime, well-let assets. Buyers are selective, and due diligence timelines have lengthened, but interest persists.

The consultation on creating tax parity between commercial properties in England and Scotland should also provide further support to the market.”

He added: “Divergent growth has been one of the main trends for the Scottish commercial property sector. The market remains responsive for landlords and vendors holding high quality, well-let assets in prime locations.

For others, adaptability, realistic pricing, and a willingness to align with the evolving demands will be the defining focus of attention.”