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Average: £225,000 · +4.5% year-on-year
Average price
£225,000
Median price
£205,000
Year change
+4.5%
5-year change
+22.8%
LBTT (first-time buyer)
£1,000
Save £600 with FTB relief
Avg 2-bed rent
£825/month
Annual rent
£9,900
Price-to-rent ratio
23x
The average house price in West Lothian is £225,000, which is 12% above the Scottish average of £201,129. The market has shown moderate growth over the past year at +4.5%, broadly in line with the rest of Scotland. Over five years, values have moved up by 22.8%. The average 2-bed rent of £825/month gives a gross rental yield of 4.4%, which is challenging for buy-to-let landlords. With roughly 2,400 property sales per year, West Lothian is a moderately active market.
The average house price in West Lothian is £225,000 (median £205,000). Detached homes average £340,000, semi-detached £228,000, terraced £188,000, and flats £118,000.
West Lothian is 12% above the Scottish average of £201,129, so it’s more expensive than most areas. However, strong demand and rising prices suggest continued buyer confidence.
On the average West Lothian property (£225,000), a standard buyer pays £1,600 in LBTT. First-time buyers pay £1,000, saving £600. Use our LBTT Calculator for an exact figure at any price.
The gross rental yield in West Lothian is approximately 4.4%, based on an average 2-bed rent of £825/month and average property price of £225,000. A price-to-rent ratio of 23x is considered challenging for landlords.
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Data: Registers of Scotland quarterly house price statistics, UK House Price Index (ONS/Land Registry). Figures are approximate and based on the most recent available data. LBTT calculated at 2026/27 rates. Rental data from Citylets/Scottish Government Private Rent Statistics.