Mortgage Advice in Hawick: Property, Schools & Local Area Guide
Hawick
A buyer’s guide to Hawick — property prices and council tax, schools and their real Ofsted position, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Hawick
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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That’s Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, award-winning, FCA-regulated mortgage advisers, with no obligation.
Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school ratings with Ofsted and journey times with the operator before you rely on them. This guide is information, not financial or mortgage advice.
Mortgage Advice in Hawick: Property, Schools & Local Area Guide
Whether you’re buying your first home in Hawick, remortgaging, upsizing or simply researching the historic capital of Scottish knitwear and cashmere — a proud town on the River Teviot, home to world-renowned mills, the Borders Textile Towerhouse, Wilton Lodge Park and the famous Common Riding, and among the most affordable places to buy in the Borders — this guide covers what buyers and homeowners in Hawick actually want to know, honestly.
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Quick answers about Hawick
Click any question to expand the full detail and sources.
Is Hawick a good place to live?⌄
Yes if you want real value and heritage — but it is remote and had a flood history now much improved.
Yes, for the right buyer — Hawick (“Hoyk”, TD9) is a proud, characterful Borders town and the historic capital of Scottish knitwear and cashmere, with genuinely world-class mills still working, the Borders Textile Towerhouse and Drumlanrig’s Tower, the lovely Wilton Lodge Park and the famous Common Riding — and it is one of the most affordable towns in the whole Borders. The honest trade-offs matter, though: it is in the remote southern Borders, a fair way from a city and with no railway (the nearest station is Tweedbank, about 40 minutes north); the knitwear industry, though it has survived at the premium end, is much reduced; and the River Teviot has a serious flood history, though a major flood-protection scheme was completed around 2023.
Sources: en.wikipedia.org/wiki/Hawick | rightmove.co.uk — Hawick
Is Hawick expensive?⌄
No — one of the most affordable towns in the Borders.
No — Hawick is one of the most affordable towns in the Scottish Borders, with an overall average often in the region of £110,000 to £160,000; older mill-town terraces and flats offer the most accessible ways in (frequently from around £60,000–£110,000), while newer detached family homes and larger period villas on the greener edges run higher. Because the Scottish LBTT nil-rate band runs to £145,000 (and first-time buyers pay nothing to £175,000), the great majority of Hawick buyers pay little or no purchase tax. Always verify current prices via Registers of Scotland data or independent valuation advice for the exact property.
Sources: rightmove.co.uk — Hawick | ros.gov.uk — Registers of Scotland
Does Hawick have a railway station?⌄
No — the nearest is Tweedbank, about 40 minutes north.
No — and this is an important honest point for buyers. Hawick lost its railway when the Waverley line closed in 1969, and the reopened Borders Railway (2015) runs only as far south as Tweedbank and Galashiels, about 40 minutes’ drive north of Hawick. A further extension of the line from Tweedbank to Hawick and on to Carlisle has been long campaigned for and studied, but it is aspirational, not committed or funded, so you should not buy in Hawick expecting a train. For now Hawick relies on the A7 by road and on bus links, with the nearest station at Tweedbank. Always check the current position before relying on any future rail plans.
Sources: scotrail.co.uk
What is Hawick known for?⌄
The historic capital of Scottish knitwear & cashmere.
Hawick is known above all as the historic capital of the Scottish knitwear and cashmere industry — fine-knitting and cashmere were pioneered here, and although the industry is much reduced from its peak, world-renowned premium brands still spin and knit in the town, including Hawico (Hawick Cashmere), Johnstons of Elgin’s Hawick mill and others. It is also famous for the Hawick Common Riding, one of the oldest and largest of the Border ridings, held each summer; for Wilton Lodge Park; and for the Borders Textile Towerhouse and Drumlanrig’s Tower, which tell the town’s textile and Border-reiver story.
Sources: hawico.com | johnstonsofelgin.com
Does Hawick have a hospital with A&E?⌄
A&E is at Borders General Hospital, Melrose, about 25–30 minutes north.
Hawick itself does not have an Accident & Emergency department. It has Hawick Community Hospital, an NHS Borders hospital providing local, community and outpatient services, but the Scottish Borders’ single full Accident & Emergency department is at Borders General Hospital, just outside Melrose, about a 25 to 30 minute drive north of Hawick. For a serious emergency the destination is Borders General. This travel distance to the region’s A&E is one of the honest considerations of Hawick’s remote southern location. As NHS services can be reconfigured, always confirm current arrangements directly with NHS Borders.
Sources: nhsborders.scot.nhs.uk
Is Hawick right for you?
Every town suits some buyers better than others — here is how Hawick rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| First-time buyers | ★★★★★ | Among the lowest house prices in the Borders — mill-town terraces and flats from very accessible levels, and the LBTT nil-rate band (£175,000 for first-time buyers) means almost all buyers pay no purchase tax. |
| Value seekers & investors | ★★★★★ | Genuinely low entry prices and a stock of affordable terraces and flats support value buying and buy-to-let — factor a flood check on low-lying stock and the realities of a remote town. |
| Remote & hybrid workers | ★★★★☆ | For those not tied to a daily city commute, Hawick offers a lot of home for the money and beautiful countryside — check broadband at the exact address, as it is key here. |
| Families | ★★★☆☆ | Low prices, Education-Scotland primaries and a high school, Wilton Lodge Park and countryside — but weigh the distance to the A&E at Borders General and the lack of a railway; check catchments and read the reports. |
| Commuters | ★★☆☆☆ | Honestly the weakest fit — there is no railway and this is the remote southern Borders; the A7 and buses serve the area, and the nearest station is Tweedbank about 40 minutes north, so a daily Edinburgh commute is a stretch. |
An honest, at-a-glance summary of what Hawick does brilliantly — and what to weigh carefully — before you commit.
Hawick at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | Scottish Borders (Scottish unitary): Scottish Borders Council |
| Community council | Hawick has a community council but it does NOT levy a precept — Band D is Scottish Borders Council’s own charge |
| Nation | Scotland — 8 council-tax bands (A–H); schools inspected by Education Scotland; police = Police Scotland |
| Postcode district | TD9 |
| Approx. character | The historic capital of Scottish knitwear & cashmere — a proud, affordable town on the Teviot in the remote southern Borders |
| Average house price | Among the most affordable in the Borders — often £110,000–£160,000; larger detached homes beyond; sources vary |
| Railway | None in the town — nearest station Tweedbank (~40 min drive north); a Hawick–Carlisle extension is aspirational, not committed |
| Nearest A&E | Borders General Hospital, Melrose — the region’s A&E, about a 25–30 minute drive north |
| Schools | Education-Scotland inspected (no single grade); comprehensive; read each report in full |
| Known for | Knitwear & cashmere (Hawico, Johnstons, Lovat), the Common Riding, Wilton Lodge Park & the Border-reiver heritage |
| Population | About 14,000 — one of the two largest towns in the Scottish Borders |
| Roads | The A7 (north to Galashiels & Edinburgh, south to Carlisle) and the A698 |
| Water & sewerage | Scottish Water (billed alongside council tax but a separate charge) |
| Council tax (Band D) | £1,618.52 for 2026/27 (Scottish Borders Council’s own charge; no police, fire or community precept) — confirm your band |
Property prices & council tax in Hawick
Hawick is one of the most affordable towns in the whole Scottish Borders, reflecting its remote southern location, the long decline of the knitwear industry and a large stock of Victorian mill-town housing. It offers older terraces and flats in and around the town centre (frequently from very accessible levels, around £60,000–£110,000), semi-detached family homes, some newer estates, and larger period villas and detached homes in the greener areas and nearby countryside. Published figures vary by property and area, so treat the ranges below as a broad guide and verify for the exact home — and remember that in Scotland you pay Land and Buildings Transaction Tax, not Stamp Duty, with a £145,000 nil-rate band (£175,000 for first-time buyers), so most Hawick buyers pay nothing.
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Flats & mill-town flats | Indicatively around £50,000–£95,000 | First-time buyers; investors; the most accessible ways in anywhere in the Borders |
| Terraced & smaller homes | Indicatively around £80,000–£135,000 | First-time buyers; smaller families |
| Semi-detached & family homes | Indicatively around £120,000–£200,000 | Growing families; estate buyers |
| Hawick average | Among the most affordable in the Borders — often £110,000–£160,000 (verify per property) | A broad benchmark for the town |
| Detached & larger homes | Indicatively £200,000–£380,000+ | Buyers wanting a larger or greener home (older villas, edge-of-town, nearby countryside) |
What income might you need?
These illustrative figures use roughly 4.5x household income and assume a typical deposit. They are a starting point for budgeting only — not a quote or advice.
£90,000
Flat / smaller home
~£20,000
household income (guide)
£135,000
Town benchmark
~£30,000
household income (guide)
£240,000
Detached / larger home (indicative)
~£53,000
household income (guide)
Hawick affordability & Land and Buildings Transaction Tax calculator
A quick, no-obligation way to see roughly what you could borrow in Hawick and what Land and Buildings Transaction Tax (LBTT) you'd pay. In Scotland the tax on buying a home is LBTT, collected by Revenue Scotland — not stamp duty (SDLT). Illustration only — real figures depend on the lender and your circumstances.
Illustration only, not a mortgage offer or personalised advice. Lenders' income multiples and criteria vary. First-time buyer relief in Scotland raises the LBTT nil-rate band to £175,000 (up to £600 saving). Your home may be repossessed if you do not keep up repayments on your mortgage.
Borrowing ready-reckoner (around 4.5× income)
| Yearly income | Rough maximum mortgage |
|---|---|
| £30,000 | ~£135,000 |
| £40,000 | ~£180,000 |
| £50,000 | ~£225,000 |
| £60,000 | ~£270,000 |
| £75,000 | ~£337,500 |
Land & Buildings Transaction Tax (LBTT) in 2026 — Scotland
Scotland replaced Stamp Duty with LBTT in April 2015. The residential rates below apply to your only or main home. First-time buyers pay 0% up to £175,000 (a saving of up to £600).
| Portion of price | Standard rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
Worked examples: a £145,000 home = £0 LBTT; a £200,000 home = £1,100; a £250,000 home = £2,100; a £350,000 home = £8,350. First-time buyers pay £600 less up to the relief limit. An Additional Dwelling Supplement (ADS) of 8% applies to second homes and buy-to-lets across the whole price.
LBTT rates as at 2026 (Scotland). England & Northern Ireland (SDLT) and Wales (LTT) differ. Council tax in Scotland is billed with a separate Scottish Water/waste-water charge on top. Check the exact figure with the official Revenue Scotland LBTT calculator (revenue.scot), and confirm with your solicitor.
The Hawick property market in depth
Hawick offers one of the most affordable markets in Scotland — Victorian mill-town terraces and flats, some newer family homes, and larger detached homes and villas on the greener edges — with genuine heritage and Teviotdale countryside supporting steady, value-led demand.
| Property type | What to expect | Typical guide |
|---|---|---|
| Flats & mill-town flats | The most accessible way in anywhere in the Borders; popular with first-time buyers and investors. | £50,000–£95,000 |
| Terraced & smaller homes | Historic mill-town and older-suburb terraces across the town. | £80,000–£135,000 |
| Semi-detached & estate homes | Popular family homes on the newer estates and older suburbs. | £120,000–£200,000 |
| Detached & larger homes | Larger and greener homes, older villas and edge-of-town properties — the top of the local market. | £200,000–£380,000+ |
Hawick’s appeal — real value and heritage in a proud Borders town — makes it a value-led market, from very affordable first-time-buyer and investor flats to larger family homes and villas on the greener edges.
That affordability is the headline, but the right mortgage and the right checks matter especially here. Older Victorian mill-town stock, the River Teviot’s flood history (much improved by the recent flood-protection scheme but a real check), and the town’s remoteness are all things lenders, surveyors and conveyancers assess carefully — and a flood check is wise on low-lying and riverside stock. A whole-of-market mortgage adviser helps you match the right lender to your plans — the kind of introduction we can arrange.
What makes Hawick so popular?
Hawick’s appeal is real value and heritage — the historic capital of Scottish cashmere, the Common Riding, Wilton Lodge Park and Teviotdale countryside, at some of the lowest prices in the Borders.
Knitwear & cashmere heritage
The historic home of Scottish fine-knitwear and cashmere — world-renowned mills such as Hawico (Hawick Cashmere) and Johnstons of Elgin’s Hawick mill still work here, with mill shops and the town’s textile story at the Borders Textile Towerhouse.
Wilton Lodge Park & the Teviot
Wilton Lodge Park — a large and beautiful Victorian riverside park with gardens, a walled garden, sports and the town museum — and the River Teviot with walks and countryside all around.
The Common Riding & the reivers
The Hawick Common Riding, one of the oldest and largest of the Border ridings, each summer, and the Border-reiver heritage told at Drumlanrig’s Tower — a proud, living tradition.
Transport & commuting from Hawick
Transport in Hawick is an honest weakness for a town its size — there is no railway, so it relies on the A7 and buses. These indicative times are a starting point — always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Hawick → Tweedbank (nearest station) | ~40 min drive | North on the A7 — the nearest Borders Railway station for the train to Edinburgh |
| Hawick → Galashiels | ~30–35 min drive | North on the A7 to the Borders’ main town and the railway |
| Hawick → Borders General Hospital (Melrose) | ~25–30 min drive | North by road — the region’s A&E |
| Hawick → Edinburgh | ~1h30 by road / ~1h50 via Tweedbank rail | North on the A7, or drive to Tweedbank and take the train |
| Hawick → Carlisle | ~50 min–1h drive | South on the A7 for the M6 and the north of England |
| Hawick → Selkirk | ~15–20 min drive | North on the A7 for the historic royal burgh |
| Hawick → Jedburgh | ~20 min drive | East on the A698 for the abbey town and the A68 |
| Hawick → Newcastle | ~1h30–1h45 drive | South-east via the A68 — for the north-east of England |
Getting around Hawick
Day-to-day mobility here is worth thinking through — the practical picture.
By car
The A7 is Hawick’s main road, running north to Galashiels, the Tweedbank railhead and Edinburgh, and south to Carlisle and the M6, with the A698 east to Jedburgh and the A68 — a car is effectively essential here.
By train
There is no station in Hawick; the nearest is Tweedbank on the Borders Railway, about 40 minutes’ drive north, for the direct train to Edinburgh — an honest point for commuters.
For the airport
Edinburgh Airport is around an hour and a half to an hour and three-quarters by road — the nearest major airport, best reached by car or by driving to the railhead.
By bus
Hawick has bus services across the Borders and to Galashiels, Carlisle, Selkirk and Jedburgh — check current routes and frequencies, which matter more here without a railway.
On foot & by bike
The town centre, Wilton Lodge Park and the Teviot riverside are walkable, and there are paths and cycle routes along the river and out into Teviotdale.
For the commute
Hawick suits those working locally or from home rather than daily city commuters — be realistic about the drive to the Tweedbank railhead if you need the train.
Schools in Hawick
Schools in Scotland are inspected by Education Scotland (His Majesty’s Inspectorate of Education), not Ofsted, and Scottish inspection reports use quality indicators under “How good is our school?” rather than a single overall grade — so read each report in full. Scotland is comprehensive, with no selective grammar schools; a school called a “High School” is a normal non-selective state secondary. Hawick has Education-Scotland-inspected primaries and a high school serving the town and its area. Because catchments and placing requests matter, confirm the current position directly with Scottish Borders Council.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Hawick High School | Secondary (state, comprehensive, non-denominational) | Education Scotland report | The town’s state secondary, serving Hawick and its surrounding area — Education-Scotland inspected, with no single overall grade; read the latest report and check catchment. |
| Burnfoot Community School | Primary (state, co-ed) | Education Scotland report | A primary serving the Burnfoot area of Hawick — Education-Scotland inspected; confirm the current catchment and read the latest report. |
| Drumlanrig St Cuthbert’s Primary School | Primary (state, co-ed) | Education Scotland report | A primary in the centre of Hawick — Education-Scotland inspected; read the report in full and check catchment. |
| Trinity Primary School | Primary (state, co-ed) | Education Scotland report | A primary serving part of Hawick — Education-Scotland inspected; confirm catchment and read the latest report. |
| Stirches Primary School | Primary (state, co-ed) | Education Scotland report | A primary serving the Stirches area of the town — Education-Scotland inspected; check catchment and read the latest report. |
Map, Police & Fire Services in Hawick
A useful local guide should show the practical services buyers actually check — policing, fire cover, emergency healthcare and the local crime context for Hawick.
Interactive map of Hawick — view it on the online guide at thatsfamilyfinance.co.uk.
Popular parts of Hawick & nearby
Where you buy in Hawick shapes both your budget and your character — from the Victorian town centre to the estates on the edges and the greener suburbs and countryside. A quick orientation.
Local highlights & days out from Hawick
Hawick packs world-class textile heritage, a great riverside park and a famous Common Riding into one proud Borders town. A few of the best-loved local highlights.
Sports, leisure & community in Hawick
For a town its size, Hawick offers a lot — textile heritage, a great park, and Teviotdale and the Border hills all around.
Heritage & culture
The knitwear and cashmere mills and mill shops, the Borders Textile Towerhouse, Drumlanrig’s Tower and the town museum in Wilton Lodge Park give history and culture on the doorstep, with the Common Riding each summer.
Parks & the outdoors
Wilton Lodge Park, the River Teviot, and Teviotdale and the surrounding hills give walking, cycling, fishing and green space close by, with mountain biking and forests nearby.
Shops, sport & days out
The town centre and mill shops, Teviotdale Leisure Centre, rugby (Hawick RFC, one of Scotland’s great rugby clubs), and days out to Galashiels, the abbeys and Carlisle — a proud sporting and social town.
Healthcare & local services in Hawick
Healthcare access in Hawick is an honest consideration of its remote southern location — a community hospital in the town, but the region’s A&E a 25–30 minute drive north near Melrose.
The town has GP provision locally, dentists and pharmacies, community health services and, in Hawick Community Hospital, a base for local, rehabilitation and outpatient care — but not an A&E. For emergency care the full A&E is at Borders General Hospital near Melrose, about a 25 to 30 minute drive north, with NHS Borders responsible for care across the area. This travel distance is an honest point for buyers, particularly older buyers and families, and part of the reality of the southern Borders. GP and dental registration availability changes over time, so always check directly with a practice about its current catchment before relying on it for a move.
Living in Hawick
Day to day, Hawick is a proud, affordable Borders town — real heritage, a great park, low prices and Teviotdale countryside — with the honest trade-offs of no railway and a drive to the A&E. Here is a sense of everyday life.
Hawick has the amenities of a substantial town — a High Street and shops, supermarkets and the famous mill shops, primary schools and Hawick High School, Teviotdale Leisure Centre, GP practices and a community hospital, and a strong sense of place and tradition — along with Wilton Lodge Park, the textile heritage, the Common Riding and Teviotdale all around. The big everyday pluses are the value, the heritage and the countryside.
Connectivity for working is important here, and the picture is reasonable — superfast and, in much of the town, full-fibre broadband reaches most addresses, so home and hybrid working is very possible, which suits a remote town well. The main trade-offs are honest and material: there is no railway (the nearest station is Tweedbank, about 40 minutes north), the region’s A&E is a 25 to 30 minute drive away at Borders General, this is the remote southern Borders a fair way from a city, and the River Teviot has a flood history — though a major flood-protection scheme completed around 2023 has much improved the town’s defences. For value, heritage and a proud community, Hawick offers a great deal.
| Everyday amenity | In Hawick? | Nearest / notes |
|---|---|---|
| Primary schools | Yes (several) | Burnfoot, Drumlanrig St Cuthbert’s, Trinity, Stirches and others; check catchment |
| Secondary schools | Yes | Hawick High School serves the town and its area |
| Further education | Nearby | Borders College has provision in the region; the nearest campuses are towards Galashiels |
| GP & hospital | Local / community hospital | GP provision locally and Hawick Community Hospital (no A&E) |
| Nearest A&E | Borders General, Melrose (~25–30 min drive) | The region’s Accident & Emergency department, north of the town |
| Railway station | No | Nearest is Tweedbank (~40 min drive north) on the Borders Railway |
| Shops & centre | Yes (town) | High Street, retail, supermarkets and the famous mill shops |
| Green space | Yes (abundant) | Wilton Lodge Park, the River Teviot and Teviotdale |
Working & connectivity in Hawick
More people than ever work from home or hybrid, and for a remote town like Hawick that is a real plus — so it’s worth being realistic about connectivity, which matters more here.
Superfast broadband reaches almost all of Hawick, with gigabit-capable full-fibre now available across much of the town, so home and hybrid working is very possible — which suits a remote southern-Borders town particularly well, given there is no railway. Coverage can still vary by exact address, particularly in older mill-town and town-centre properties and in the surrounding Teviotdale villages, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit — broadband is one of the most important checks in a town without a train.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast almost everywhere; gigabit full-fibre across much of the town — check the exact address (key here) |
| Mobile coverage | Generally reasonable in the town; can vary in Teviotdale and the surrounding hills |
| Rail for office days | No station in Hawick — nearest is Tweedbank (~40 min drive) for the train to Edinburgh |
| Road & air | A7 north to Galashiels/Edinburgh and south to Carlisle; Edinburgh Airport about 1h30–1h45 |
Flood risk in Hawick
On flooding, Hawick has a real and well-known history — the town sits on the River Teviot and has flooded badly in the past — but a major flood-protection scheme completed around 2023 has much improved its defences. It remains an important check, particularly for homes near the river and low-lying ground.
Cost of living & running a home in Hawick
Beyond the mortgage, it helps to picture the ongoing costs of a home here. Indicative only — always confirm for a specific property.
| Typical ongoing cost | Indicative figure | Notes |
|---|---|---|
| Council tax (Band D, 2026/27) | £1,618.52 | Scottish Borders Council’s own charge — no police, fire or community precept in Scotland (8 bands A–H); many Hawick homes sit in lower bands; confirm your band |
| Scottish Water (Band D, 2026/27) | £652.32/yr | Water £301.95 + waste water £350.37 — billed alongside council tax but a separate Scottish Water charge |
| Buildings insurance | Varies — check flood history | Homes near the Teviot can cost more given the flood history; get a quote and a flood check (and ask about the new scheme) before committing |
| Broadband | ~£28–£48/mth | Superfast almost everywhere; gigabit full-fibre across much of the town — a key check in a town without a train |
Financing a home in Hawick
A proud, affordable town with real heritage is a sensible thing to buy into — but a few points on the mortgage side, especially the flood history, are worth understanding first.
Hawick’s value is the headline, but the right mortgage and the right checks matter especially here — from very affordable first-time-buyer and investor flats to larger family homes and villas on the greener edges. Older Victorian mill-town properties, the River Teviot’s flood history (much improved by the recent scheme but a real check that can affect insurance and lending), and the town’s remoteness are all things lenders, surveyors and conveyancers assess carefully, so a flood check is wise on low-lying and riverside stock, alongside the Scottish home report and a survey on an older property. Getting the right lender for your circumstances is where good advice pays off.
A whole-of-market approach really helps here. That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, and we make sure your protection is set up properly alongside it. Talk to us →
Conveyancing & the searches to expect in Hawick
A few standard checks are worth their weight when buying in Hawick — especially the Scottish home report, and a flood check given the River Teviot’s history.
History, heritage & famous connections
Hawick grew on the River Teviot as a Border town, forever caught up in the wars and reiving between Scotland and England; the town’s Common Riding and the statue of “the Horse” commemorate the youths of Hawick who, after the disaster of Flodden, captured an English flag at Hornshole in 1514. From the late 18th century Hawick became a great centre of the hosiery, knitwear and, later, cashmere trades, its mills along the Teviot making the town synonymous with fine knitwear and clothing the world.
The 20th century brought the long, painful decline of the textile industry, as production moved overseas and famous names closed or shrank; Hawick, like many mill towns, lost jobs and people, and the closure of the Waverley railway in 1969 cut it off further. Yet a world-class premium end survived — cashmere and fine knitwear are still made here by names such as Hawico and Johnstons of Elgin — and the town remains fiercely proud, with its Common Riding, its rugby and its heritage. In recent years a major flood-protection scheme has tackled the Teviot’s long-standing flood threat, and Hawick’s affordability and character continue to draw buyers who want a great deal and a real community.
Hawick through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| 1514 | After Flodden, the youths of Hawick capture an English flag at Hornshole — the origin of the Common Riding and “the Horse”. |
| Late 18th C | Hawick becomes a centre of hosiery and knitwear, its mills rising along the River Teviot. |
| 19th C | The town grows into a great knitwear and, later, cashmere centre — its name a byword for fine knitwear. |
| 1969 | The Waverley railway line closes, leaving Hawick without a station. |
| Late 20th–21st C | The long decline of the textile industry — but world-class cashmere and knitwear survive at the premium end. |
| c.2023 | A major Hawick Flood Protection Scheme is completed, much improving the town’s defences against the Teviot. |
Famous connections
A few of the people and stories that put Hawick on the map.
The capital of Scottish cashmere
Hawick is the historic home of the Scottish knitwear and cashmere industry — world-renowned names such as Hawico and Johnstons of Elgin still spin and knit here, and the town’s name is a byword for fine knitwear.
The Common Riding & 1514
The Hawick Common Riding, one of the oldest and largest of the Border ridings, commemorates the capture of an English flag at Hornshole in 1514 — a proud, moving annual tradition.
A great rugby town
Hawick RFC is one of the most successful clubs in Scottish rugby, and the town has produced many internationalists — rugby is woven into Hawick’s identity.
Looking beyond the mortgage
Buying a home in Hawick is a major commitment — and the mortgage is only part of the picture. Whatever you buy, the right protection makes sure the home stays yours if life does not go to plan.
Life cover
Pays out a lump sum if you die during the policy term — typically arranged to clear the mortgage so your family can stay in the home.
Critical illness cover
Pays out if you are diagnosed with a serious illness the policy covers — helping you keep up payments while you focus on recovery.
Income protection
Replaces part of your income if you cannot work due to illness or injury — often the most overlooked, and most valuable, cover of all.
That's Family Finance is an FCA-regulated protection adviser — life insurance, critical illness cover and income protection are what we do. We don't arrange mortgages ourselves; we introduce you to carefully selected, FCA-regulated mortgage advisers, and make sure your protection is set up properly alongside it. Talk to us →
Things people don't always tell you about Hawick
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Hawick compared with nearby towns
How Hawick sits against the places buyers most often weigh against it — a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Hawick | ~£110k–£160k | No (nearest station Tweedbank, ~40 min) | The Borders’ knitwear & cashmere capital; very affordable; the Common Riding; the remote southern Borders |
| Galashiels | ~£150k–£200k | Yes (Borders Railway to Edinburgh ~55 min) | The Borders’ main town; tweed heritage; a direct Edinburgh train; dearer |
| Selkirk | ~£140k–£200k | No | A historic royal burgh just north on the A7; its own Common Riding |
| Jedburgh | ~£140k–£200k | No | The abbey town east on the A698; the A68 to Edinburgh & Newcastle |
| Carlisle | ~£140k–£200k | Yes (West Coast Main Line) | The border city to the south — the nearest city, with a mainline station |
Pros & cons of living in Hawick
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| Among the lowest house prices in the whole Scottish Borders — real value | No railway — the nearest station is Tweedbank, about 40 minutes’ drive north |
| World-class knitwear and cashmere heritage — Hawico, Johnstons, Lovat and the mill shops | The knitwear industry is much reduced from its peak — only the premium end survives |
| Wilton Lodge Park, the Common Riding and Teviotdale on the doorstep | The remote southern Borders — a fair way from a city, and a car is effectively essential |
| A simple Scottish council-tax bill — no police, fire or community precept | Scottish Water is a separate charge added to the same bill (~£652 at Band D) |
| A major flood-protection scheme (c.2023) has much improved the Teviot defences | The River Teviot has a real flood history — a flood and insurance check remain essential near the river |
| A proud community, great rugby and genuine character | The region’s A&E is a 25–30 minute drive north at Borders General near Melrose |
Villages & areas around Hawick
Many buyers who love Hawick look just outside it too — a quick guide.
Who tends to move to Hawick?
Understanding your fellow buyers helps you read the market and pitch an offer.
Value & first-time buyers
People who want the most home for their money in the Borders — affordable mill-town terraces and flats, with LBTT relief meaning almost all pay no purchase tax.
Remote & hybrid workers
People not tied to a daily city commute who want space, heritage and countryside for far less — with broadband the key check in a town without a train.
Heritage & community seekers
People drawn to a proud town with real character — the capital of Scottish cashmere, the Common Riding, great rugby and Teviotdale — who value community and value over a fast commute.
What your money buys in Hawick
A rough sense of what different budgets tend to secure — indicative only, and hugely dependent on position and condition.
Your move to Hawick, step by step
A simple order of play that keeps things on track.
1. Get your budget straight
Work out your deposit and the true monthly cost (mortgage, council tax — Scottish Borders’ Band D is £1,618.52, though many Hawick homes sit in lower bands — the separate Scottish Water charge of about £652 at Band D, insurance, and any LBTT, though at Hawick’s prices almost all buyers pay none), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Read the Scottish home report, do a flood check for any low-lying or riverside home near the Teviot (and ask about the new flood-protection scheme), get a survey (wise on an older mill-town terrace), check the school catchment and the broadband, and be realistic about the commute — before you fall in love.
3. Line up the right people
A whole-of-market mortgage adviser, a good surveyor and a local solicitor will save you time, money and stress — especially with the flood check. We can introduce you to the first.
Already live in Hawick?
This guide isn't just for people moving in. If you already own here, a few moments now can save a lot later.
If your current mortgage deal is within about six months of ending, it's usually worth reviewing your options rather than drifting onto your lender's standard variable rate, which is often more expensive. And whether or not you're moving, it's worth checking that your protection still matches your life. We can introduce you to a whole-of-market, FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Hawick
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Hawick
- Enjoy the town — the knitwear and cashmere mill shops, Wilton Lodge Park, the Borders Textile Towerhouse, Drumlanrig’s Tower and the Teviot.
- Be realistic about transport — Hawick has no railway; the nearest station is Tweedbank (~40 min drive north), and the A7 serves the town.
- Note the value — Hawick is among the most affordable towns in the Borders, and LBTT relief means almost all buyers pay no purchase tax.
- Confirm the council tax and band — Band D is £1,618.52 for 2026/27 (the Council’s own charge; no police, fire or community precept); many homes sit in lower bands; Scotland has 8 bands A–H.
- Budget for Scottish Water separately — water and waste water are about £652 at Band D for 2026/27, on the same bill but set by Scottish Water.
- Remember the A&E point — Hawick Community Hospital has no A&E; the region’s A&E is at Borders General near Melrose, a 25–30 minute drive north.
- Given the Teviot’s flood history, always do a flood check (SEPA) and an insurance check near the river, and ask about the new flood-protection scheme.
- For schools, note Education-Scotland reports have no single grade — check catchment and read each report in full.
- Check broadband at the exact address — it matters especially in a town without a railway.
- Explore Wilton Lodge Park, the mill shops and Teviotdale to get a feel for the area, and see the Common Riding if you can.
- Use the Revenue Scotland LBTT calculator for your purchase-tax figure, not an England Stamp Duty tool.
- Get a mortgage agreement in principle before you start viewing in earnest.
- Review your protection at the same time as your mortgage — important for family buyers.
- Take your solicitor’s advice on the home report, flood, boundary and standard searches.
Nearby areas worth considering
If you are weighing Hawick against the surrounding area, these are the places buyers most often compare.
Galashiels
The Borders’ main town, about 30–35 minutes north on the A7 — with the nearest railway (at Tweedbank) for the train to Edinburgh.
Edinburgh
The capital to the north — about an hour and a half by road on the A7, or via the Tweedbank railhead.
Carlisle
The border city to the south on the A7, about 50 minutes to an hour — the nearest city, with a mainline station.
Peebles
The affluent Tweeddale town on the Tweed to the north-west — a scenic drive away.
Dalkeith
A Midlothian town on the way to Edinburgh, near the Borders Railway line.
Bonnyrigg
A Midlothian town near the Borders Railway (Eskbank), towards Edinburgh.
Family Protection
Whichever area you choose, the right life cover, critical illness cover and income protection matter just as much as the mortgage.
Talk to us →Speak to Us
Researching Hawick or a nearby area? We are always happy to point people in the right direction.
Get in touch →Frequently asked questions
Is Hawick a good place to live?
Is Hawick expensive?
Does Hawick have a railway station?
What is Hawick known for?
Does Hawick have a hospital with A&E?
Does Hawick have good schools?
What salary do you need to buy in Hawick?
How much is stamp duty on a Hawick property?
How much is council tax in Hawick?
Which police and fire services cover Hawick?
Is Hawick a safe place to live?
What is there to do in Hawick?
What is broadband like in Hawick?
Is Hawick good for families?
Is Hawick good for commuters?
Is flooding a problem in Hawick?
What searches should I expect when buying in Hawick?
How do I get started with a mortgage for Hawick?
Can existing homeowners in Hawick benefit from a mortgage review?
Useful resources
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Whether you're researching Hawick, planning a move, reviewing your finances or simply exploring your options — we're always happy to point people in the right direction.
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That's Family Finance is an FCA-regulated protection adviser (life insurance, critical illness cover and income protection). We do not arrange mortgages ourselves — we introduce you to carefully selected, FCA-regulated mortgage advisers.
Transport information is approximate and can change; Hawick has no railway station — the town lost its station when the Waverley line closed in 1969, and the reopened Borders Railway (2015) runs only as far south as Tweedbank and Galashiels, about 40 minutes’ drive north, which is the nearest station; a proposed extension of the line from Tweedbank to Hawick and on to Carlisle has been campaigned for and studied but is aspirational, not committed or funded, so buyers should not rely on it; by road the A7 runs north to Galashiels, the Tweedbank railhead and Edinburgh (about an hour and a half) and south to Carlisle and the M6, with the A698 east to Jedburgh and the A68 — always verify current timetables at scotrail.co.uk before travelling. School information: schools in Scotland are inspected by Education Scotland / His Majesty’s Inspectorate of Education (education.gov.scot), not Ofsted, and inspection reports use quality indicators under “How good is our school?” rather than a single overall grade; Scotland is comprehensive, with no selective grammar schools, so a “High School” is a normal non-selective state secondary; Hawick has several primaries and Hawick High School as its secondary — confirm catchment and placing requests with each school and Scottish Borders Council and read the latest reports. Healthcare: Hawick has Hawick Community Hospital, an NHS Borders hospital providing local, community, rehabilitation and outpatient services, but it does not have an Accident & Emergency department; the Scottish Borders’ single full A&E is at Borders General Hospital, just outside Melrose, about a 25 to 30 minute drive north; NHS services can be reconfigured and travel times vary, so always verify current arrangements with NHS Borders. References to the knitwear and cashmere industry, Hawico, Johnstons of Elgin, Lovat Mill, Wilton Lodge Park, the Borders Textile Towerhouse, Drumlanrig’s Tower and the Common Riding are for context; the textile industry has declined greatly from its peak, though a world-class premium end survives. Crime information is general — check current data at scotland.police.uk; Hawick is policed by Police Scotland, the single national force, funded by the Scottish Government rather than a council-tax precept. Flood-risk: Hawick sits on the River Teviot and has a real history of serious flooding; a major Hawick Flood Protection Scheme was completed around 2023 and has much improved the town’s defences, but defences reduce rather than remove risk, homes near the river and on low-lying ground remain a higher flood-risk consideration, surface water can affect parts of the town in heavy rain, and flood history can affect insurance; always check the exact postcode at SEPA (sepa.org.uk), ask about the property’s flood history and the scheme’s coverage, and confirm buildings insurance availability and cost before committing. Council tax: Hawick is in the Scottish Borders, a Scottish unitary council; in Scotland the police and fire services are funded by the Scottish Government, not council tax, so there is no police or fire precept, and community councils do not levy a precept, so the Band D figure is simply Scottish Borders Council’s own set charge — £1,618.52 for 2026/27 (an 8.5% rise agreed at Council on 19 February 2026); Scotland uses eight council-tax bands (A–H) on 1991 values, with bands A–D scaling as 6/9, 7/9, 8/9 and 9/9 of Band D (Band A £1,079.01, and Band A × 1.5 = Band D) and bands E–H using the higher Scottish multipliers — and because Hawick’s house prices are low, many homes here sit in the lower bands; confirm your exact band with Scottish Borders Council and the Scottish Assessors. Water and waste water are provided by Scottish Water and billed alongside council tax on the same notice but as a separate charge (about £652.32 at Band D for 2026/27 — water £301.95 plus waste water £350.37); these are not part of the council-tax figure. Property purchase tax in Scotland is Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland, not Stamp Duty; the main-residential nil-rate band runs to £145,000 with first-time-buyer relief to £175,000, and an Additional Dwelling Supplement applies to second homes and buy-to-let; use the Revenue Scotland LBTT calculator (revenue.scot) for an exact figure. Property prices are indicative and based on recent public sold-price data — Hawick is a TD9 town where averages are often around £110,000 to £160,000 with larger homes beyond, among the most affordable in the Borders, with a wide range by property and area; verify current values via Registers of Scotland or an independent valuation for the exact home. Salary and affordability figures are illustrative only and do not constitute financial advice. LBTT figures should be verified using the official Revenue Scotland calculator.
The information on this page is for educational purposes only and does not constitute financial advice. That's Family Finance is an independent, FCA-regulated firm (No. 1038034).
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