West Lothian Council · EH55
Letting agents in West Calder and Polbeth
A shale-mining village on the Shotts line under the Five Sisters bing, with Polbeth alongside. The cheapest entry on the railway in the whole of the Lothians, and modest terraced houses that let quickly to people who value the train.
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. West Calder and Polbeth is priced to the street in your valuation.
Who rents here
Letting a property in West Calder and Polbeth
First tenancies, small families, and commuters who want a station and a low rent.
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 West Calder and Polbeth. Approximate, door to door.
- Edinburgh Waverley≈30 min by train
- Livingston centre≈15 min by bus
New homes coming to West Calder and Polbeth
Our new build atlas places 17 sites in and around West Calder and Polbeth, 6 of them under construction, with 602 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.
- Cleugh Brae (CDA), Persimmon Homes: 214 homes
- Site of former West Calder High School, Limefield, West Lothian Council: 120 homes
- Mossend Site K, Walker Group: 76 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 West Calder and Polbeth 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 West Calder and Polbeth
- How much do letting agents charge in West Calder and Polbeth?
- The landlord pays, never the tenant: charging tenants is unlawful throughout Scotland. Our fees are the same in West Calder and Polbeth 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 West Calder and Polbeth?
- First tenancies, small families, and commuters who want a station and a low rent.
- Do I need to register as a landlord to let in West Calder and Polbeth?
- Yes. West Calder and Polbeth 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 West Calder and Polbeth?
- 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. West Calder and Polbeth 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 West Calder and Polbeth?
- Yes. The new build atlas places 17 sites in and around West Calder and Polbeth, 6 of them under construction, and the councils' audits count 602 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 West Calder and Polbeth property should be letting for.
A free valuation priced to the street, with the comparable lets behind it. No obligation, and no pressure afterwards.