West Lothian Council
Estate agents across West Lothian
An honest figure with the comparable sales behind it, three published ways to pay, and the same marketing on every route. Below, what homes sell for in each part of West Lothian, from the public register.
West Lothian at a glance
- Median sale, 2023
- £210,000
- Middle half of sales
- £140,025 to £312,746
- Homes sold in 2023
- 3,002
- Average, August 2026
- £225,439
- Since 2023
- Up 10%
Registers of Scotland and the UK House Price Index, for the whole council. Your own home is priced to the street in the appraisal.
What homes sell for
Prices across West Lothian, area by area
Registers of Scotland publishes every year’s sales by council and by intermediate zone, a few thousand people each. Across West Lothian it recorded 3,002 sales in 2023, at a median of £210,000. The UK House Price Index moves those figures to August 2026 and splits the council by property type. Each area below has its own figure from the zones that make it up, and its page lists them.
Average sale price by type, West Lothian
August 2026
- Flats
- £124,950
- Terraced
- £182,849
- Semi-detached
- £230,083
- Detached
- £404,805
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Averages for the whole council, by property type, for August 2026: the backdrop, not a valuation.
Areas we sell across West Lothian
Each figure is the register’s 2023 sales in the area’s zones, moved to August 2026’s prices. The area page shows the zones behind it.
EH54
£223,000typical sale · 671 sales in 2023
Scotland’s fourth new town, laid out in the 1960s along the Almond and now the county’s centre of gravity: the shopping centres at Almondvale, St John’s Hospital, two stations, and estate housing in every decade’s style from Craigshill to the newest schemes at Kirkton.
EH48
£171,000typical sale · 375 sales in 2023
The old market town of the west of the county, with a station on the Bathgate line, a proper high street, stone villas on the hill and the large Wester Inch estate on the site of the former British Leyland works.
EH49
£272,000typical sale · 165 sales in 2023
The palace, the loch and a high street of listed buildings, with the fastest trains in the county to both Edinburgh and Glasgow.
EH52
£264,000typical sale · 348 sales in 2023
Shale-oil country under the red bings, ten minutes from the city bypass, with a station at Uphall and Edinburgh Airport up the road. Winchburgh, next door, is a new town of thousands of homes with a motorway junction already open and a station promised.
EH47, EH48
£183,000typical sale · 436 sales in 2023
The western towns along the M8, where the county’s lowest prices meet its strongest yields. Former mining and foundry stock, the Heartlands new town on the old Polkemmet colliery at Whitburn, and Armadale’s station on the Bathgate line.
EH53, EH27
£262,000typical sale · 264 sales in 2023
Villages on the Edinburgh side of the county, closer to the city than anywhere else in West Lothian: Kirknewton’s station is a short run into Waverley, and the Calderwood scheme beside East Calder is adding a new village of family houses.
EH55
£174,000typical sale · 109 sales in 2023
A shale-mining village on the Shotts line under the Five Sisters bing, with Polbeth alongside.
Three ways to pay, the same across West Lothian as everywhere
IOur lowest rate
Paid Up Front
Our lowest rate, settled in one payment at launch, and the sale itself costs you nothing more.
0.75%
of the Home Report valuation, at launch
Nothing further at settlement
- Your commitment
- Settled in full at launch, then we market it until it sells
- On a £250,000 valuation, for example
- £2,000 in total, all of it at launchOur £2,000 minimum applies up to £266,667, so that is your fee here, known to the pound before marketing begins.
One payment, at the lowest rate we publish, and the sale itself costs you nothing further however much it fetches. It is charged on the surveyor's valuation, which is settled before any marketing begins, so you know your fee in pounds from the first day. If the sale takes longer than expected we keep marketing, with no time limit and nothing more to pay.
II
Part Up Front
One payment towards the marketing at launch, and a lower rate when the sale settles.
1%
of the sale price, at settlement
Plus £595 at launch, paid once
- Your commitment
- £595 at launch, and the rest only on a sale
- On a £250,000 sale, for example
- £595 at launch and £2,500 at settlement, £3,095 in total
One payment at launch buys the marketing, and the rest waits for the sale at a lower rate. The £595 is paid once and buys that marketing outright, so it is the whole of what launching your home ever costs you.
III
No Sale, No Fee
Nothing to pay until the sale settles, when the fee comes straight out of the proceeds.
1.5%
of the sale price, at settlement
Nothing at launch
- Your commitment
- Nothing at all until the sale settles
- On a £250,000 sale, for example
- £3,750 in total, at settlement
We carry the whole cost of the marketing and take our fee from the proceeds when the sale settles. That is what the higher rate covers: the sale pays for everything, and nothing leaves your pocket before it does.
Our fees include VAT at 20%. Nothing is added to the figures shown.
Included, whichever route you choose
Every route buys the same service and the same marketing. What you choose is when the money moves, not what gets done.
Before it goes on the market
- Valuation with the comparable sales written down and given to you
- Advice on the price label — offers over, fixed price or offers around — against the Home Report figure a lender will lend on
- Home Report arranged with the surveyor, at their own price with nothing added
- Terms of business in writing, with the route you chose and the rate you signed
The marketing, on every route
- A professional photographic shoot of every room, the outside and the outlook
- A floorplan drawn to scale, with room dimensions and the total floor area
- A video tour that walks the home in the order a buyer would see it
- Aerial photography where the setting warrants it
- Written copy prepared property by property, with every fact sourced and checked rather than assumed
- Council tax band, tenure, factoring and the Energy Report rating stated on the listing, not left for a buyer to ask for
- The listing on lintelhomes.co.uk, live for the whole time the home is for sale
- A For Sale board, wherever the property and its title allow one
- A social media campaign, planned and paid for by us, and refreshed while the home is on the market
- Direct approach to the buyers already registered with us whose search the home answers
- New photography and a re-launch if the price or the season changes, at no further charge
Viewings, offers and the sale
- Accompanied viewings, booked straight into our diary online, evenings included
- Written feedback within 24 hours of every viewing, whichever way it went
- Notes of interest tracked and reported, and a closing date set when the interest justifies one
- Every offer put to you in writing, with its date of entry and conditions as well as its figure
- Negotiation, and progression through to conclusion of missives and settlement
Charged on top, on every route
Questions
Selling a home across West Lothian
- How much do estate agents charge across West Lothian?
- Ours is published before we visit, the same across West Lothian as everywhere we work, and it includes VAT. Paid Up Front: 0.75% of the Home Report valuation, settled at launch. Part Up Front: £595 at launch, then 1% of the sale price at settlement. No Sale, No Fee: nothing until the sale settles, then 1.5%. A minimum of £2,000 on any of them.
- What do homes sell for across West Lothian?
- Across West Lothian, Registers of Scotland recorded 3,002 sales in 2023 at a median of £210,000, half of them between £140,025 and £312,746. The UK House Price Index has the council up 10% since then, to an average of £225,439 in August 2026. Each area below has its own figure.
- Do I need a Home Report to sell across West Lothian?
- Yes. Every home marketed in Scotland needs a Home Report first: a single survey with a valuation, an energy report and a property questionnaire. We arrange the surveyor at their own price with nothing added, and buyers read the report before they view, so the offers come from people who know the number.
- How much tax does a buyer pay on a typical West Lothian home?
- On £231,000, which is West Lothian's 2023 median moved to August 2026 prices, Land and Buildings Transaction Tax is £1,720 for a buyer replacing their main home, and nil for a first-time buyer below the relief threshold. It is the buyer's cost, not the seller's, but it shapes what they can offer.
We also sell in
Find out what your West Lothian home would sell for.
A figure on screen in a moment, then a free appraisal priced to the street, with the comparable sales behind it. No obligation either way.