A buyer’s guide to Roslin, property prices and council tax, schools and their latest HM Inspectorate of Education reports, transport, healthcare, flood risk, the local lending realities, and the questions worth asking before you commit.
- Quick Answers
- Prices
- Market
- Why Roslin
- Transport
- Schools
- Police & Fire
- Areas
- Healthcare
- Flood
- History
- Beyond the Mortgage
- FAQs
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Figures in this guide were correct when it was produced and do change. Always verify council tax with the local council, school inspection reports with HM Inspectorate of Education and journey times with the operator before you rely on them.
Mortgage Adviser & Broker in Roslin
Whether you’re buying your first home in Roslin, remortgaging, upsizing or simply researching this historic and sought-after Midlothian village, home to world-famous Rosslyn Chapel, the Roslin Institute where Dolly the Sheep was cloned, Roslin Glen and a growing life-sciences campus, about seven miles south of Edinburgh, this guide covers what buyers and homeowners in Roslin actually want to know.
Quick answers about Roslin
Click any question to expand the full detail and sources.
Is Roslin a good place to live?⌄
Yes, a historic, sought-after village near Edinburgh and a science hub.
Is Roslin expensive?⌄
A sought-after village, firm prices, but still below Edinburgh.
How far is Roslin from Edinburgh?⌄
About seven miles, roughly 20 to 35 minutes by road or bus.
What is Roslin known for?⌄
Rosslyn Chapel, Dolly the Sheep and Roslin Glen.
Does Roslin have a railway station?⌄
No station in the village. Nearest Borders Railway is a short drive east.
Is Roslin right for you?
Every town suits some buyers better than others. Here is how Roslin rates for the people who most often buy here, and why.
| Buyer type | Rating | Why |
|---|---|---|
| Life-sciences & university staff | ★★★★★ | The Roslin Institute and the University of Edinburgh’s Easter Bush campus and the wider BioQuarter make Roslin an ideal base for research and veterinary staff. You can live in a historic village a short hop from a world-class science hub. |
| Edinburgh commuters | ★★★★☆ | Roslin is about seven miles from the city, with frequent buses and the A701, A702 and bypass close, and the Borders Railway at Eskbank and Newtongrange a short drive east, fast access to the capital, though the train is nearby rather than in the village. |
| Families | ★★★★☆ | A green, historic village with Education-Scotland primary provision, the Beeslack High catchment nearby, Roslin Glen and the countryside on the doorstep make it a strong family village, just check catchments and note the biggest shops are in nearby towns. |
| Downsizers & retirees | ★★★★☆ | A characterful, walkable village with the chapel, the Glen and good bus links, though the nearest full A&E is the Royal Infirmary of Edinburgh rather than in the village. |
| Property developers & investors | ★★★★☆ | Strong, sustained demand from the science campus and Edinburgh commuters supports the market, though it is a sought-after village where prices can be firm, and on older stone stock a survey is essential. |
An honest, at-a-glance summary of what Roslin does brilliantly, and what to weigh carefully, before you commit.
Roslin at a glance
The key facts buyers ask us about most, in one place.
| Fact | Detail |
|---|---|
| County & council | Midlothian (Scottish unitary): Midlothian Council |
| Community council | Roslin has a community council but it does NOT levy a precept. Band D is Midlothian Council’s own charge |
| Nation | Scotland, 8 council-tax bands (A–H); schools inspected by HM Inspectorate of Education; police = Police Scotland |
| Postcode district | EH25 |
| Approx. character | A historic, sought-after Midlothian village and life-sciences hub, ~7 miles S of Edinburgh |
| Average house price | Below Edinburgh but firm for the area, often £220,000–£300,000; larger homes beyond; sources vary |
| Railway | No station in the village; Eskbank & Newtongrange (Borders Railway) a short drive east, Edinburgh Waverley ~18–20 min |
| Nearest A&E | Royal Infirmary of Edinburgh (Little France, ~7 miles), genuinely close; no A&E in the village |
| Schools | Education-Scotland inspected (no single grade); comprehensive; Beeslack Community High catchment & village primary |
| Known for | World-famous Rosslyn Chapel, the Roslin Institute (Dolly the Sheep), Roslin Glen & the life-sciences campus |
| Population | About 2,500 (Roslin) |
| Roads | The A701, the A702 and the Edinburgh city bypass (A720) via Loanhead and Straiton close by |
| Water & sewerage | Scottish Water (billed alongside council tax but a separate charge) |
| Council tax (Band D) | £1,816.16 for 2026/27 (Midlothian Council’s own charge; no police, fire or community precept), confirm your band |
Property prices & council tax in Roslin
Roslin offers something Midlothian and Edinburgh buyers prize, a historic, green village near the city and a life-sciences hub, at prices generally below Edinburgh though firm for the area. Its housing runs from traditional stone cottages and older homes through the historic village, through inter-war and post-war family homes, to modern and new-build houses on the edges, with some substantial detached and character homes at the top of the market. 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).
| Property type / area | Typical position in the market | Who it suits |
|---|---|---|
| Flats & smaller homes | Indicatively around £140,000–£200,000 | First-time buyers; downsizers; the most accessible ways in |
| Stone cottages & older homes | Indicatively around £190,000–£270,000 | Families; character-home buyers through the historic village |
| Semi-detached & new-build homes | Indicatively around £260,000–£360,000 | Growing families; new-build buyers on the village’s modern estates |
| Roslin average | Below Edinburgh but firm, often £220,000–£300,000 (verify per property) | A broad benchmark for the village |
| Detached & larger character homes | Indicatively £360,000–£600,000+ | Buyers wanting a larger, detached or character home, the top of the local market |
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.
£200,000
Flat / smaller home
~£44,000
household income (guide)
£270,000
Village benchmark
~£60,000
household income (guide)
£420,000
Detached / larger home (indicative)
~£93,000
household income (guide)
Roslin affordability & Land and Buildings Transaction Tax calculator
A quick, no-obligation way to see roughly what you could borrow in Roslin 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. 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 Scotland, as at October 2026
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 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £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 up to £600 less. An Additional Dwelling Supplement (ADS) of 8% applies to second homes and buy-to-lets across the whole price.
LBTT rates as at October 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 Roslin property market in depth
Roslin offers one of the more distinctive markets in Midlothian, traditional stone cottages and older homes through the historic village, inter-war and post-war family homes, and modern estate homes on the edges, with Rosslyn Chapel, the life-sciences campus and a fast Edinburgh commute supporting strong, sustained demand.
| Property type | What to expect | Typical guide |
|---|---|---|
| Flats & smaller homes | The most accessible way in; popular with first-time buyers, science-campus staff and investors. | £140,000–£200,000 |
| Stone cottages & older homes | Character and village homes through the historic centre. | £190,000–£270,000 |
| Semi-detached & new-build homes | Popular family homes on the village’s modern estates. | £260,000–£360,000 |
| Detached & larger character homes | Larger, detached and character homes around the village, the top of the local market. | £360,000–£600,000+ |
Roslin’s appeal, a historic, green village with a world-famous chapel, a life-sciences hub on the doorstep and a fast Edinburgh commute, makes it a distinctive and sought-after market, from first-time-buyer flats to substantial character homes, popular with science-campus staff and Edinburgh commuters alike.
That demand is the headline, but the right mortgage and the right checks still matter. Older stone cottages and homes through the historic village (where a survey is wise), and the modern estate homes with their own considerations, roads and services adoption, factoring charges, and completion timescales on plots still being built, are all things lenders, surveyors and conveyancers assess carefully. A mortgage adviser helps you match the right lender to your plans, including new-build mortgage timelines, the kind of introduction we can arrange.
What makes Roslin so popular?
Roslin’s appeal is a historic, green village with a world-famous chapel, a life-sciences hub on the doorstep, and a fast Edinburgh commute.
Rosslyn Chapel
The extraordinary 15th-century church built from 1446 by the Sinclair (St Clair) family, famous for its intricate carvings and its Da Vinci Code fame, one of Scotland’s most-visited attractions, right in the village. See rosslynchapel.com.
The Roslin Institute & the science campus
Just outside the village, the Roslin Institute, where Dolly the Sheep was cloned in 1996, and the University of Edinburgh’s Easter Bush campus and the wider BioQuarter make the area a genuine life-sciences and employment hub. See en.wikipedia.org, Roslin Institute.
Roslin Glen & Rosslyn Castle
In the wooded North Esk gorge below the village, Roslin Glen Country Park and the ruined Rosslyn Castle give walking, history and green space on the doorstep, a beautiful setting for a historic village. See en.wikipedia.org, Roslin Glen.
Transport & commuting from Roslin
Transport in Roslin is a mixed but workable picture, no station in the village itself, but frequent buses, the bypass close and the Borders Railway a short drive east. These indicative times are a starting point, always verify current timetables before relying on a specific journey.
| Route | Approx. time | Notes |
|---|---|---|
| Roslin → Edinburgh (by bus / road) | ~25–40 min | North via the A701 / A702 and buses, can be busy at peak times |
| Eskbank / Newtongrange → Edinburgh Waverley | ~18–20 min | Direct on the Borders Railway, the nearest stations, a short drive east |
| Roslin → Royal Infirmary of Edinburgh (Little France) | ~15–25 min | North-east by road, the nearest full 24-hour A&E, genuinely close |
| Roslin → Easter Bush / BioQuarter campus | ~5–15 min | A short hop to the University of Edinburgh life-sciences campuses |
| Roslin → Edinburgh Airport | ~25–35 min drive | North-west via the city bypass, the nearest major airport |
| Roslin → Loanhead / Straiton | ~5–10 min drive | North, for the retail park, shops and the bypass |
| Roslin → Penicuik | ~10 min drive | South-west, the Pentlands town and the Beeslack High catchment |
| Roslin → Bonnyrigg | ~10 min drive | East, bigger shops and the Borders Railway at nearby stations |
Getting around Roslin
Day-to-day mobility here is worth thinking through, the practical picture.
By bus
Frequent Lothian buses run from Roslin into Edinburgh and around the area, the main public-transport link, as the village has no station of its own; check current routes and frequencies.
By train
The nearest stations are on the Borders Railway at Eskbank and Newtongrange, a short drive east, giving direct trains to Edinburgh Waverley in around 18 to 20 minutes.
By car
The A701, the A702 and the Edinburgh city bypass (A720) via Loanhead and Straiton are close, linking into Edinburgh and south into the Pentlands. A car is useful here, though the A701 and bypass can be busy at peak times.
For work at the campus
The University of Edinburgh’s Easter Bush campus and the BioQuarter are only a short hop, a real advantage for life-sciences and veterinary staff.
For the airport
Edinburgh Airport is around 25 to 35 minutes by road via the city bypass, the nearest major airport for the village.
On foot & by bike
The historic village, Rosslyn Chapel, Roslin Glen and the North Esk gorge are walkable, and the Glen and countryside paths give cycling and walking close by.
Schools in Roslin
Schools in Scotland are inspected by HM 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” here is a normal non-selective state secondary. Roslin has Education-Scotland-inspected primary provision in the village, and its catchment secondary is Beeslack Community High School in nearby Penicuik, the non-denominational secondary that serves Roslin, Bilston, Auchendinny and the surrounding area. Roman Catholic secondary provision for the area is at St David’s Roman Catholic High School in Dalkeith. Secondary catchments in this part of Midlothian can change with new housing, so confirm the current position directly with Midlothian Council before relying on it.
| School | Type | Inspection | Notes |
|---|---|---|---|
| Beeslack Community High School (Penicuik) | Secondary (state, comprehensive, non-denominational) | HM Inspectorate of Education report | The area’s non-denominational secondary and Roslin’s catchment school, in nearby Penicuik, serving Roslin, Bilston, Auchendinny and the surrounding area, Education-Scotland inspected, with no single overall grade; read the latest report and confirm the current catchment with Midlothian Council. |
| Roslin Primary School | Primary (state, co-ed) | HM Inspectorate of Education report | The village primary, serving Roslin and its neighbourhoods, Education-Scotland inspected; confirm the current catchment and read the latest report. |
| St David’s Roman Catholic High School (Dalkeith) | Secondary (state, Roman Catholic, denominational) | HM Inspectorate of Education report | The area’s Roman Catholic secondary is in Dalkeith, serving Catholic families across Midlothian including Roslin, Education-Scotland inspected; read the latest report and confirm catchment and transport. |
| Bilston / Loanhead / Penicuik Primary Schools (nearby) | Primary (state, co-ed) | HM Inspectorate of Education report | Further primaries serve the neighbouring communities of Bilston, Loanhead and Penicuik, Education-Scotland inspected; confirm which catchment your address falls in. |
| University of Edinburgh, Easter Bush campus (nearby) | Higher education (university campus) | About the Easter Bush campus | The University of Edinburgh’s Easter Bush campus, next to Roslin, is home to the Roslin Institute and the Royal (Dick) School of Veterinary Studies, a world-class research and teaching campus on the doorstep, though not a school; Edinburgh’s colleges and universities are also a short hop. |
Map, Police & Fire Services in Roslin
A useful local guide should show the practical services buyers actually check, policing, fire cover, emergency healthcare and the local crime context for Roslin.
Popular parts of Roslin & nearby
Where you buy in Roslin shapes both your budget and your character, from the historic centre around the chapel to the modern estates. A quick orientation.
Local highlights & days out from Roslin
Roslin packs a world-famous chapel, a landmark of modern science and a wooded glen into one historic Midlothian village. A few of the best-loved local highlights.
Sports, leisure & community in Roslin
For a village its size, Roslin offers a lot, a world-famous chapel, a wooded glen and castle, a science campus, good local amenities, and Edinburgh and the Pentlands both within easy reach.
Sport & the outdoors
Roslin Glen Country Park and the North Esk gorge, the paths around Rosslyn Castle, the village’s sports facilities and clubs, and the Pentland Hills and wider Midlothian countryside close by give walking, cycling and family days out.
Heritage & culture
Rosslyn Chapel, Rosslyn Castle, the Roslin Institute’s place in scientific history, and the National Mining Museum at nearby Newtongrange give the village and its surroundings a remarkable sense of history and discovery.
Shops, days out & the city
Local shops in the village, bigger shopping at Straiton retail park and in nearby Loanhead, Penicuik and Bonnyrigg, and Edinburgh a short bus or drive away for wider shopping, culture and leisure, with the Pentlands and Borders for countryside and days out.
Healthcare & local services in Roslin
Healthcare access in Roslin is a reasonable picture, and it is worth being accurate, good local GP and community services in and around the village, with a community hospital nearby, but the nearest full A&E is in Edinburgh.
The village and its surrounding area have GP provision, dentists and pharmacies and community health services, so day-to-day care is close at hand, and the Midlothian Community Hospital in nearby Bonnyrigg offers local and rehabilitation care, a genuine local asset, though not a blue-light A&E. For emergency care, the full 24-hour A&E is at the Royal Infirmary of Edinburgh at Little France, around 15 to 25 minutes away and genuinely close, with NHS Lothian responsible for care across the area. This is an honest point for buyers who want a full A&E in the village itself, Midlothian relies on Edinburgh for major emergency care, though the Royal Infirmary is near. 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 Roslin
Day to day, Roslin is a historic, green and sought-after Midlothian village, with world-famous Rosslyn Chapel, a life-sciences campus on the doorstep, Roslin Glen below and a fast Edinburgh commute. Here is a sense of everyday life.
Roslin has the amenities of a friendly village, local shops, an Education-Scotland primary and the Beeslack High catchment nearby, community facilities, GP and community health services, the chapel and the Glen, along with Edinburgh a short bus or drive away, bigger shopping at Straiton and in nearby Loanhead, Penicuik and Bonnyrigg, and the University of Edinburgh’s Easter Bush campus and the BioQuarter a short hop for work. The big everyday pluses are the character, the greenery, the science hub and the closeness to Edinburgh.
Connectivity for working is generally good, superfast and, across much of the village and especially the newer estates, full-fibre broadband reaches most addresses, so home and hybrid working is very possible, complemented by the buses and the bypass for office days in Edinburgh. The main trade-offs are honest: there is no railway station in the village (the nearest Borders Railway stations are a drive away); it is a sought-after village so prices can be firm; the nearest full A&E is the Royal Infirmary of Edinburgh; and the A701 and bypass can be busy, but for a green, historic village this close to Edinburgh and a world-class science campus, Roslin is a genuinely strong choice.
| Everyday amenity | In Roslin? | Nearest / notes |
|---|---|---|
| Primary schools | Yes | Roslin Primary in the village; Bilston, Loanhead and Penicuik primaries nearby; check catchment |
| Secondary schools | Catchment nearby | Beeslack Community High School (Penicuik) serves the village; Roman Catholic at St David’s, Dalkeith |
| Further / higher education | On the doorstep | University of Edinburgh Easter Bush campus (Roslin Institute, vet school) next to the village; Edinburgh’s colleges and universities a short hop |
| GP & hospital | Local GP / community hospital nearby / A&E in Edinburgh | GP and community services in and around the village; Midlothian Community Hospital in nearby Bonnyrigg; A&E at the Royal Infirmary of Edinburgh |
| Nearest A&E | Edinburgh (~15–25 min) | Royal Infirmary of Edinburgh, Little France, genuinely close; no A&E in the village |
| Railway station | Nearby (a drive) | No station in the village; Eskbank & Newtongrange on the Borders Railway a short drive east, Edinburgh Waverley ~18–20 min |
| Shops & centre | Yes (village) | Local shops; bigger shopping at Straiton and in Loanhead, Penicuik and Bonnyrigg; Edinburgh a short hop |
| Green space & parks | Yes (abundant) | Roslin Glen Country Park, the North Esk gorge, Rosslyn Castle grounds and the Pentlands nearby |
Working & connectivity in Roslin
Superfast broadband reaches almost all of Roslin, with gigabit-capable full-fibre now available across much of the village and especially the newer estates, so home and hybrid working is very possible, complemented by the buses and the bypass for office days in Edinburgh, and the science campus a short hop for on-site days. Coverage can still vary by exact address, particularly in older stone-built properties in the historic centre, so check the specific property on the providers’ and Ofcom’s coverage checkers before you commit.
| Connectivity | Typical picture |
|---|---|
| Fixed broadband | Superfast almost everywhere; gigabit full-fibre across much of the village, especially newer estates, check the address |
| Mobile coverage | Generally good in the village and the surrounding area |
| Rail for office days | No station in the village; Eskbank & Newtongrange (Borders Railway) a short drive east, Edinburgh Waverley ~18–20 min |
| Road & air | A701, A702 and Edinburgh city bypass via Loanhead close; Edinburgh Airport ~25–35 min |
Check broadband before you make an offer in Roslin
Broadband speeds can vary street by street in Roslin, 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.
Check broadband at an address (Ofcom)Flood risk in Roslin
On flooding, Roslin sits mostly on higher ground above the North Esk gorge, so most of the village is lower-risk, but low-lying ground near the river and surface water are worth a sensible check for any specific home.
Cost of living & running a home in Roslin
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) | £1,816.16 | Midlothian Council’s own charge, no police, fire or community precept in Scotland (8 bands A–H); larger and character homes sit higher, 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 (higher for higher bands) |
| Buildings insurance | Varies, check near the Glen | Older stone and low-lying homes near the North Esk can cost more; get a quote and a flood check before committing |
| New-build factoring | Varies, check the estate | Modern estates may have a factoring charge for shared/open space and roads not yet adopted, ask for the annual figure |
| Broadband | ~£28–£48/mth | Superfast almost everywhere; gigabit full-fibre across much of the village, especially newer estates, check the address |
Financing a home in Roslin
A historic, well-connected village near Edinburgh and a world-class science hub is a sensible thing to buy into, a few points on the mortgage side are worth understanding first, especially on older stone stock and new-build.
Roslin’s heritage, greenery and closeness to Edinburgh and the science campus are the headline, but the right mortgage and the right checks still matter, from first-time-buyer flats to substantial character homes. Older stone cottages and homes through the historic village (where a survey is wise), and the modern estate homes with their own considerations, roads and services adoption, factoring charges, and mortgage-offer timescales on plots still being built, are all things lenders, surveyors and conveyancers assess carefully, so a survey is wise on an older property, alongside the Scottish home report. Getting the right lender for your circumstances, and, on a new-build, one comfortable with the completion timeline and any incentives, is where good advice pays off.
That’s Family Finance introduces you to carefully selected, FCA-regulated mortgage advisers who search across lenders to fit your circumstances, including new-build purchases, and we make sure your protection is set up properly alongside it. Read our full guide to mortgage protection insurance. Talk to us →
Conveyancing & the searches to expect in Roslin
A few standard checks are worth their weight when buying in Roslin, especially the Scottish home report, a survey on older stone stock, and factoring and adoption on new-build estates.
History, heritage & famous connections
Roslin is one of Scotland’s most storied villages. It became important as the seat of the Sinclair (St Clair) family, who in 1446 began building Rosslyn Chapel, the extraordinary carved collegiate church that draws visitors from around the world, below which the ruined Rosslyn Castle stands in the wooded North Esk gorge. The village was granted burgh status in 1456, and in 1303 the surrounding ground saw a battle of the Wars of Scottish Independence. Later, like much of Midlothian, Roslin was shaped by coal mining and by a gunpowder mill in the Glen.
In the 20th and 21st centuries Roslin gained a wholly different kind of fame: the Roslin Institute, on the edge of the village, is where Dolly the Sheep, the first mammal cloned from an adult cell, was created in 1996, and the area has since grown into a world-class life-sciences hub around the University of Edinburgh’s Easter Bush campus. Today Roslin is a historic, green and sought-after commuter village, its ancient chapel and its modern science campus side by side, with Edinburgh a short hop to the north.
Roslin through the ages
A quick timeline of the moments that shaped the town you would be buying into.
| Year | Milestone |
|---|---|
| 1303 | A battle of the First War of Scottish Independence is fought near Roslin. |
| 1446 | William Sinclair begins building Rosslyn Chapel, the village’s world-famous carved church. |
| 1456 | Roslin is granted the status of a burgh. |
| 18th–20th C | Coal mining and a gunpowder mill in Roslin Glen shape the village and the wider area. |
| 1996 | Dolly the Sheep is cloned at the Roslin Institute, a landmark of modern science. |
| 21st C | Roslin becomes a historic, sought-after commuter village and part of a world-class life-sciences hub at Easter Bush. |
Famous connections
A few of the people and stories that put Roslin on the map.
Rosslyn Chapel
The extraordinary 15th-century Sinclair church, begun in 1446, famous for its intricate stone carvings and its role in The Da Vinci Code, one of Scotland’s most-visited attractions and the village’s defining landmark.
Dolly the Sheep & the Roslin Institute
The Roslin Institute, just outside the village, is where Dolly the Sheep, the first mammal cloned from an adult cell, was created in 1996, giving Roslin a landmark place in the history of modern science.
The Sinclair (St Clair) family
Roslin was the seat of the Sinclair family, builders of Rosslyn Chapel and Rosslyn Castle, whose story runs through the village’s history, and whose castle still stands, ruined and atmospheric, in the gorge below the chapel.
Looking beyond the mortgage
Buying a home in Roslin is a major commitment, and the mortgage is only part of the picture. Whatever you buy, the right protection can help keep the home 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.
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 Roslin
Beyond the brochure, a few honest points worth weighing before you commit to buying here.
Roslin compared with nearby towns
How Roslin sits against the places buyers most often weigh against it, a quick, indicative comparison.
| Town | Rough average price | Station? | Character |
|---|---|---|---|
| Roslin | ~£220k–£300k | No (nearest Eskbank/Newtongrange / bus) | Historic, sought-after village; Rosslyn Chapel & Dolly the Sheep; a science hub; green & desirable |
| Edinburgh | ~£300k–£450k | Yes (fast direct to London) | The capital to the north, Roslin the greener, more affordable village near the city and the science campus |
| Loanhead | ~£180k–£250k | No (nearest Eskbank / bus) | The commuter town just north on the bypass, Straiton retail park and good value; more affordable |
| Penicuik | ~£190k–£280k | No (nearest Eskbank / bus) | The Pentlands town to the south-west, the Beeslack High catchment, outdoors and papermaking heritage |
| Bonnyrigg | ~£190k–£270k | Nearby (Borders Railway at Eskbank/Newtongrange) | The neighbouring fast-growing town to the east, bigger shops, lots of new-build and the rail link |
Pros & cons of living in Roslin
An honest, balanced summary to weigh up.
| In its favour | To weigh carefully |
|---|---|
| A historic, green, sought-after village near Edinburgh and a world-class science hub | No railway station in the village, the nearest Borders Railway stations are a short drive east |
| World-famous Rosslyn Chapel, the Roslin Institute (Dolly the Sheep) and Roslin Glen on the doorstep | A sought-after village, so prices can be firm for the area |
| A mix of characterful stone homes and modern estates, with more greenery than the city | Older stone stock through the historic village needs a survey (a former-workings check can be standard) |
| 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) |
| The Easter Bush science campus and the vet school a short hop for work | Nearest full 24-hour A&E is the Royal Infirmary of Edinburgh, genuinely close, but not in the village |
| Superfast and full-fibre broadband across much of the village | The A701 and bypass can be busy at peak times; near the Glen, an insurance check |
Villages & areas around Roslin
Many buyers who love Roslin look just outside it too, a quick guide.
Who tends to move to Roslin?
Understanding your fellow buyers helps you read the market and pitch an offer.
Life-sciences & university staff
People working at the Roslin Institute, the University of Edinburgh’s Easter Bush campus and the wider BioQuarter who want to live in a historic village a short hop from a world-class science hub, a rare combination of heritage and cutting-edge research on the doorstep.
Edinburgh commuters & village-lovers
People who want a green, historic village close to the city, with fast bus and road links and the Borders Railway a short drive away, more character and greenery than the suburbs, at better value than Edinburgh.
Families & heritage-lovers
People wanting village primary provision and the Beeslack High catchment, Roslin Glen and the countryside, and the remarkable heritage of the chapel and Dolly the Sheep, a distinctive family village; just note the biggest shops are in nearby towns.
What your money buys in Roslin
A rough sense of what different budgets tend to secure, indicative only, and hugely dependent on position and condition.
Your move to Roslin, 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, Midlothian’s Band D is £1,816.16, and larger homes sit higher, the separate Scottish Water charge of about £652+ at Band D, insurance, any factoring, and LBTT), and get a mortgage in principle so you can move quickly.
2. Do your homework on the property
Read the Scottish home report, get a survey (wise on older stone stock, with a former-workings check standard for parts of Midlothian), check flood risk near the North Esk and the Glen (and confirm insurance), on a new-build check the developer, factoring, services adoption and completion timescale, check the school catchment, and confirm your commute, before you fall in love.
3. Line up the right people
A mortgage adviser (comfortable with new-build timelines), a good surveyor and a local solicitor will save you time, money and stress. We can introduce you to the first.
Already live in Roslin?
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 an FCA-regulated mortgage adviser, and review your life cover, critical illness cover and income protection alongside it.
Review my options →In summary: buying in Roslin
If you are weighing up a move to the town, here is the honest bottom line.
Quick tips before you buy in Roslin
- Enjoy the area, world-famous Rosslyn Chapel, Roslin Glen Country Park and the North Esk gorge, Rosslyn Castle, and the story of Dolly the Sheep at the Roslin Institute.
- Make the most of the transport, frequent buses into Edinburgh, the A701, A702 and bypass close, and the Borders Railway at Eskbank and Newtongrange a short drive east.
- Note the value. Roslin is a sought-after village, so prices can be firm, but it still offers more greenery and better value than Edinburgh.
- Confirm the council tax and band. Band D is £1,816.16 for 2026/27 (Midlothian’s own charge; no police, fire or community precept); larger homes sit in higher bands.
- Budget for Scottish Water separately, water and waste water are about £652 at Band D for 2026/27 (more for higher bands), on the same bill but set by Scottish Water.
- On older stone stock, get a survey and read the Scottish home report carefully. A former-workings check can be standard for parts of Midlothian.
- On a new-build, check the developer, roads and services adoption, factoring charges and the completion timescale. They affect your costs and your mortgage.
- Check flooding near the North Esk and Roslin Glen, low-lying and riverside ground carries a consideration; use SEPA and confirm insurance.
- Remember the healthcare picture, no A&E in the village; the Midlothian Community Hospital in nearby Bonnyrigg is for local care (not A&E); the nearest full 24-hour A&E is the Royal Infirmary of Edinburgh at Little France (genuinely close).
- For schools, note Education-Scotland reports have no single grade, that Beeslack Community High School in Penicuik serves the village, and the Roman Catholic option at St David’s RC High School in Dalkeith.
- Use the Revenue Scotland LBTT calculator for your purchase-tax figure. Most Roslin buyers will pay some LBTT.
- Explore Rosslyn Chapel, Roslin Glen, Rosslyn Castle and the Easter Bush campus to get a feel for the village.
- Note Edinburgh is a short bus or drive away, with the Borders Railway a short drive east, for wider shopping, culture and the London trains.
- Get a mortgage agreement in principle before you start viewing in earnest, and, on a new-build, one that suits the completion timeline.
- Review your protection at the same time as your mortgage, important for family and first-time buyers.
Nearby areas worth considering
If you are weighing Roslin against the surrounding area, these are the places buyers most often compare.
Edinburgh
The capital just north. Roslin is about seven miles away, with frequent buses and the A701, A702 and city bypass close, and the Borders Railway at Eskbank and Newtongrange a short drive east reaching Edinburgh Waverley in around 18 to 20 minutes.
Loanhead
The commuter town just north on the Edinburgh bypass, about 5 to 10 minutes away, Straiton retail park, Bilston Glen and good value.
Penicuik
The Pentlands town to the south-west, about 10 minutes away, the Beeslack High catchment, walking, outdoors and papermaking heritage.
Bonnyrigg
The neighbouring fast-growing Midlothian town to the east, about 10 minutes away, bigger shops, huge new-build and the Borders Railway.
Gorebridge
The Gore-valley Midlothian town to the south-east with its own Borders Railway station, affordable, with rapid new-build growth.
Dalkeith
Midlothian’s county town to the east, the country park, the High Street and the Borders Railway at Eskbank; a larger service town nearby.
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 about family protection →Speak to Us
Researching Roslin or a nearby area? We are always happy to point people in the right direction.
Ask us where to start →Is this the right route for you?
This is likely a good fit if…
- You are buying, moving or remortgaging in Roslin and want help comparing lenders rather than relying on one bank’s own range.
- You are employed or self-employed with reasonably clean credit and a deposit of around 5% or more.
- You want the mortgage and the protection that goes with it sorted together, rather than as two separate jobs.
- You would rather someone else dealt with the lender, the paperwork and the chasing.
We do not advise on the mortgage ourselves. The mortgage advice comes from a separately regulated firm we introduce you to.
Not sure it fits? Ask us anyway.
Frequently asked questions
Is Roslin a good place to live?
Is Roslin expensive?
How far is Roslin from Edinburgh?
What is Roslin known for?
Does Roslin have a railway station?
Does Roslin have a hospital with A&E?
Does Roslin have good schools?
What salary do you need to buy in Roslin?
How much is LBTT on a Roslin property?
How much is council tax in Roslin?
Which police and fire services cover Roslin?
Is Roslin a safe place to live?
What is there to do in Roslin?
What is broadband like in Roslin?
Is Roslin good for families?
Is Roslin good for commuters?
What searches should I expect when buying in Roslin?
Why is Roslin famous for Dolly the Sheep?
How do I get started with a mortgage for Roslin?
Can existing homeowners in Roslin benefit from a mortgage review?
Useful resources
Need help?
Whether you're researching Roslin, planning a move, reviewing your finances or simply exploring your options, we're always happy to point people in the right direction.
By submitting your details you agree that your contact information will be passed to a carefully selected, FCA-regulated mortgage adviser.
Also for homeowners in Roslin: Equity release in Roslin: releasing tax-free cash from your home in later life.
Other money guides for Roslin
Buying is one piece of it. These cover the rest of the picture in Roslin.
Protecting the mortgage is the part we advise on ourselves. Read how mortgage protection insurance works, including which type of cover suits which situation.
Short reads that work through the local numbers. No sales pitch.