West Lothian Council · EH54
Letting agents in Livingston
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. The deepest rental market in West Lothian and the one that lets fastest.
Letting Agent Registration LARN2610004
Rents across West Lothian
- One bedroom
- £620
- Two bedrooms
- £835
- Three bedrooms
- £1,100
- Typical gross yield
- 6.2%
A guide for the council area. Livingston is priced to the street in your valuation.
Who rents here
Letting a property in Livingston
Hospital and health-board staff, corporate lets from the business parks, and families who work in either city.
We let and manage property across the whole of West Lothian Council’s area, and price each town on its own comparables rather than the council average. The wider picture, what drives demand and what the register says about prices, is on the West Lothian page.
Getting around
Typical off-peak times from Livingston. Approximate, door to door.
- Edinburgh Waverley≈25 min by train
- Glasgow Queen Street≈50 min by train
- St John’s Hospital≈15 min by bus
New homes coming to Livingston
Our new build atlas places 51 sites in and around Livingston, 14 of them under construction, with 3,782 homes counted on them in the councils’ own audits. Every new estate produces landlords a few years on, when first owners move and let rather than sell.
- Gavieside Farm, Persimmon Homes: 1,900 homes
- Brotherton Farm, Brucefield, Taylor Wimpey: 293 homes
- Wellhead Farm, Bellway Homes / Miller Homes: 280 homes
What homes sell for in West Lothian
2025
- Median sale price
- £220,000
- Since 2020
- Up 33%
- Middle half of sales
- £150,000 to £318,000
- Homes sold in 2025
- 3,609
Sale prices for the whole of West Lothian, not just the neighbourhoods we cover, so treat them as the backdrop rather than a valuation. Source: Registers of Scotland house price statistics, Open Government Licence v3.0. 2025 is the most recent full year published.
Council tax across West Lothian
2026-27
The year’s bill by band: West Lothian Council’s council tax with Scottish Water’s water and waste water charges, which arrive on the same bill.
- Band A
- £1,519.94
- Band B
- £1,773.26
- Band C
- £2,026.59
- Band D
- £2,279.91
- Band E
- £2,935.75
- Band F
- £3,587.07
- Band G
- £4,274.56
- Band H
- £5,292.24
Council tax up 7.4% on 2025-26, when band D was £1,515.45. Source: Council Tax, water and waste water charges, West Lothian Council, checked 10 November 2026. All four councils side by side.
What we do for Livingston landlords
Two levels of service, the same price for every landlord. Our fees are shown before VAT. VAT at 20% is added to each one.
I
Let Only
£500+ VAT, once
We find the tenant, carry out the checks and put the tenancy in place. From the day it starts, the property is yours to run.
II
Full Management
10%of rent collected, + VAT
We let the property and then run the whole of the tenancy for you: the rent, the paperwork, repairs, safety compliance, inspections and everything that follows from them.
Questions
Letting property in Livingston
- How much do letting agents charge in Livingston?
- The landlord pays, never the tenant: charging tenants is unlawful throughout Scotland. Our fees are the same in Livingston as everywhere we work. Let Only is a fixed one-off fee, Full Management is a percentage of the rent collected with a letting fee taken from the first month's rent, and there are no upfront fees, so nothing is payable for letting your property until a tenant is in, and there is no exit fee. A renewal or an empty property is charged only at its published rate. The whole schedule is published on our fees page.
- Who rents in Livingston?
- Hospital and health-board staff, corporate lets from the business parks, and families who work in either city.
- Do I need to register as a landlord to let in Livingston?
- Yes. Livingston sits in West Lothian Council's area, so you register with West Lothian Council before the property is marketed. Registration lasts three years, your registration number must appear in every advert, and letting while unregistered risks a fine of up to £50,000.
- What rent should I expect in Livingston?
- As a guide across West Lothian, one-bedroom property lets at around £620 pcm, two-bedroom at around £835 pcm and three-bedroom at around £1,100 pcm. Livingston varies street by street, which is what the free valuation is for: a figure for your property, with the comparable lets behind it.
- Are new homes being built in Livingston?
- Yes. The new build atlas places 51 sites in and around Livingston, 14 of them under construction, and the councils' audits count 3,782 homes on them. New homes bring first owners who later move on and let, and tenants who want a modern home near the same schools and stations.
Find out what your Livingston property should be letting for.
A free valuation priced to the street, with the comparable lets behind it. No obligation, and no pressure afterwards.