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Average: £221,136 · +2.7% year-on-year
Average price
£221,136
Median price
£194,600
Year change
+2.7%
5-year change
+22.8%
LBTT (first-time buyer)
£923
Save £600 with FTB relief
ADS surcharge (buy-to-let)
£17,691
8% on the full purchase price
Avg 2-bed rent
£825/month
Annual rent
£9,900
Price-to-rent ratio
22x
The average house price in West Lothian is £221,136, which is 13% above the Scottish average of £194,872. Prices have been largely flat over the past year at +2.7%, lagging behind many other Scottish areas. Over five years, values have moved up by 22.8%. The average 2-bed rent of £825/month gives a gross rental yield of 4.5%, 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 £221,136 (median £194,600). Detached homes average £334,200, semi-detached £224,100, terraced £184,800, and flats £116,000.
West Lothian is 13% above the Scottish average of £194,872, so it’s more expensive than most areas. However, more modest price growth may signal a cooling market.
On the average West Lothian property (£221,136), a standard buyer pays £1,523 in LBTT. First-time buyers pay £923, saving £600. Use our LBTT Calculator for an exact figure at any price.
The gross rental yield in West Lothian is approximately 4.5%, based on an average 2-bed rent of £825/month and average property price of £221,136. A price-to-rent ratio of 22x 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.