West Lothian: Property, Schools and Retirement Costs
Across the 10 West Lothian locations we cover, the average property price is £209,500 and Band D council tax averages £1,628. Linlithgow is the most expensive at £330,000, Fauldhouse the least at £140,000.
Across the 10 West Lothian locations we cover, the average property price is £209,500 and Band D council tax averages £1,628. Linlithgow is the most expensive at £330,000, Fauldhouse the least at £140,000.
Buying a home in West Lothian
The county average is £209,500. Schools in Scotland are inspected by Education Scotland rather than Ofsted, so there are no Ofsted grades; check individual inspection reports. School quality is the main reason prices differ between towns a few miles apart.
A 10% deposit on the county average is £20,950. Linlithgow runs 58% above that average, so the same deposit reaches further in Fauldhouse.
Average property price across West Lothian
Later life and property wealth in West Lothian
Owners aged 55 and over across West Lothian sit on an average £209,500 of property value. Typical release at 65 is around £71,230, and interest compounds against the estate from day one.
Downsizing within the county is the alternative most people skip. It costs fees and stamp duty but carries no compounding interest. Both routes are compared in the town guides below.
Retirement costs across West Lothian
Band D council tax averages £1,628 across these locations. That is £136 a month before anything else. Authorities set their own rate, so the bill can change with a short move.
Housing is the fixed line in any retirement budget. Each town guide converts the local figure into the pot needed to cover it at a 4% withdrawal rate.
Towns at a glance
| Town | Average price | Band D | Good or better schools | Guides |
|---|---|---|---|---|
| Linlithgow | £330,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Winchburgh | £265,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| East Calder | £250,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Livingston | £210,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Broxburn | £200,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Bathgate | £190,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Armadale | £175,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| West Calder | £175,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Whitburn | £160,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
| Fauldhouse | £140,000 | £1,628 | 0 | Mortgage, Equity release, Pensions |
Compare towns directly
Side by side on price, deposit, schools and running costs.
Ask about Armadale
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Guides across West Lothian
- Armadale: School Catchments and House Prices in Armadale, The Real Cost of Buying a First Home in Armadale, Downsizing in Armadale: What You Would Actually Release, Council Tax in Armadale: What Band D Really Costs
- Bathgate: School Catchments and House Prices in Bathgate, The Real Cost of Buying a First Home in Bathgate, Downsizing in Bathgate: What You Would Actually Release
- Broxburn: School Catchments and House Prices in Broxburn, The Real Cost of Buying a First Home in Broxburn, Downsizing in Broxburn: What You Would Actually Release
- East Calder: School Catchments and House Prices in East Calder, The Real Cost of Buying a First Home in East Calder, Downsizing in East Calder: What You Would Actually Release
- Fauldhouse: School Catchments and House Prices in Fauldhouse, The Real Cost of Buying a First Home in Fauldhouse, Downsizing in Fauldhouse: What You Would Actually Release
- Linlithgow: School Catchments and House Prices in Linlithgow, The Real Cost of Buying a First Home in Linlithgow, Downsizing in Linlithgow: What You Would Actually Release
- Livingston: School Catchments and House Prices in Livingston, The Real Cost of Buying a First Home in Livingston, Downsizing in Livingston: What You Would Actually Release
- West Calder: School Catchments and House Prices in West Calder
- Whitburn: School Catchments and House Prices in Whitburn, The Real Cost of Buying a First Home in Whitburn, Downsizing in Whitburn: What You Would Actually Release
- Winchburgh: School Catchments and House Prices in Winchburgh, The Real Cost of Buying a First Home in Winchburgh, Downsizing in Winchburgh: What You Would Actually Release
Check broadband before you make an offer in West Lothian
Broadband speeds can vary street by street in West Lothian, so check the exact address before you commit. Ofcom's free checker shows which broadband speeds and mobile coverage are available at any UK property.
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Questions people ask
Where are house prices highest in West Lothian?
How much is council tax in West Lothian?
Does That's Family Finance cover the whole of West Lothian?
How do I check broadband speed at a property in West Lothian?
Your home may be repossessed if you do not keep up repayments on your mortgage.