Gullane or Kilmacolm: Which Is Better Value?
Gullane averages £500,000 against £475,000 in Kilmacolm, a gap of £25,000 or 5%. You would need £2,500 more deposit and about £132 a month more on a repayment mortgage at an assumed 5% over 25 years. Kilmacolm charges £24 less council tax at Band D.
Gullane averages £500,000 against £475,000 in Kilmacolm, a gap of £25,000 or 5%. You would need £2,500 more deposit and about £132 a month more on a repayment mortgage at an assumed 5% over 25 years. Kilmacolm charges £24 less council tax at Band D.
Price and deposit
The headline gap is £25,000, or 5%. On a 10% deposit that is £2,500 more cash to find before you start. Detached homes average £550,000 against £375,000.
Gullane against Kilmacolm
Town guides for each: Mortgage advice in Gullane and Mortgage advice in Kilmacolm.
Schools and families
Scottish schools are inspected by Education Scotland without a single overall grade, so the choice turns on catchment and the latest inspection reports.
A strong catchment in the cheaper town can cost more than an average street in the dearer one. Compare catchments, not averages.
Running costs and getting to work
Band D council tax is £1,698 in Gullane and £1,674 in Kilmacolm, a difference of £24 a year.
The honest verdict
Kilmacolm is cheaper to buy on these figures.
Neither is right in the abstract. If the deposit is your constraint, the £2,500 difference matters more than anything else here. If catchment is the constraint, price follows the school you need.
What each town is actually like
Price is one axis. These are the things people move for, and the things they find out afterwards.
Gullane
In its favour- A genuinely beautiful, affluent golf and beach village, world-famous links
- A direct train to Edinburgh in around 30 minutes from nearby Drem
- A well-regarded village primary feeding North Berwick High School
- A simple Scottish council-tax bill, no police, fire or community precept
- One of the most expensive villages in Scotland, budgets stretch much further inland
- No railway station in the village itself, you drive or bus to Drem
- Many homes sit in the upper council-tax bands (E to H) given very high values
- Scottish Water is a separate charge added to the same bill (~£652 at Band D)
Best for Downsizers & retirees ★★★★★
A beautiful, walkable coastal village with the beach, the Bents, golf, a good village centre and a direct Edinburgh train from Drem, a favourite for retirement, though at a strong premium and with the nearest full A&E in Edinburgh.
Kilmacolm
In its favour- One of Scotland's most desirable villages, character, space and status
- Large Edwardian and Arts-and-Crafts villas, including a Mackintosh house at Windyhill
- The independent St Columba's School and Kilmacolm Primary, with golf and community life
- A simple Scottish council-tax bill, no police, fire or community precept
- A genuinely premium market, far dearer than the rest of Inverclyde and Renfrewshire
- No railway station in the village (the line closed in 1983), a car is essential
- Many homes are in the higher council-tax bands (F to H), and LBTT bites at these prices
- Scottish Water is a separate charge added to the same bill (~£652 at Band D, more for higher bands)
Best for Families ★★★★★
Space, large gardens, the independent St Columba's School in the village, a state primary and a strong, settled community make Kilmacolm a highly sought-after family village, check the state secondary catchment (Inverclyde), and budget for the premium prices and any school fees.
Gullane and Kilmacolm, side by side
| Measure | Gullane | Kilmacolm |
|---|---|---|
| Average property price | £500,000 | £475,000 |
| Average detached | £550,000 | £375,000 |
| 10% deposit | £50,000 | £47,500 |
| Illustrative monthly payment | £2,631 | £2,499 |
| Band D council tax | £1,698 | £1,674 |
Local averages used for illustration. Confirm your own figures before acting.
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Questions people ask
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