Area guide ·

Living in Armadale

A snapshot of life in Armadale, Scotland — house prices, crime, schools, broadband and more, drawn straight from official UK datasets.

At a glance

Armadale is a village in , Scotland with a population of 12,550. The average house price is £217,827 and the overall crime rate is 1158.2 per 1,000 residents.

Where Armadale ranks

Population

12,550

Avg House Price

£217,827

Crime Rate

1158.2/1k

Top-Two School Inspection Bands

91.5%

Avg Download Speed

410 Mbps

EPC Rating

Median Income

£31,942

Median Age

45.5

House Prices (2025)

Average Price by Property Type (2025)

Armadale's detached homes (£390,835) command roughly 3.2× the price of a flat (£123,221).

Price Trend (23 Years)

Armadale prices have risen 142% over the last 21 years (£90,064 → £217,827).

Property Type	Average	Median	Sales Count
Detached	£390,835	£390,835	3565
Semi-Detached	£219,854	£219,854	3565
Terraced	£175,375	£175,375	3565
Flat	£123,221	£123,221	3565

Crime & safety

The overall crime rate in Armadale is 1158.2 per 1,000 residents.

Crime Rate by Category (per 1,000 residents)

Most common offence in Armadale: violent crime (19% of all recorded crimes).

Schools & Education

School Inspection Breakdown

91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.

School Details

Total Schools	86
Primary	73
Secondary	13
% Top two bands	91.5%

Schools in this area

School	Phase	Rating
Addiewell Primary School	Primary	Outstanding
Armadale Academy	Secondary	Good
Armadale Primary School	Primary	Good
Balbardie Primary School	Primary	Good
Bankton Primary School	Primary	Outstanding
Bathgate Academy	Secondary	Good
Beatlie School Campus	Primary	Outstanding
Bellsquarry Primary School	Primary	Outstanding
Blackburn Primary School	Primary	Good
Blackridge Primary School	Primary	Requires improvement
Boghall Primary School	Primary	Outstanding
Bridgend Primary School	Primary	Good
Broxburn Academy	Secondary	Good
Broxburn Primary School	Primary	Good
Burnhouse Skills Centre	Primary	Good
Calderwood Primary School	Primary	No rating available
Carmondean Primary School	Primary	Outstanding
Cedarbank School	Primary	Good
Connolly Campus School	Primary	Outstanding
Croftmalloch Primary School	Primary	Outstanding
Deans Community High School	Secondary	Outstanding
Deans Primary School	Primary	Outstanding
Dedridge Primary School	Primary	Good
East Calder Primary School	Primary	Outstanding
Eastertoun Primary School	Primary	Outstanding
Falla Hill Primary School	Primary	Good
Greenrigg Primary School	Primary	Good
Harrysmuir Primary School	Primary	Outstanding
Holy Family Primary School	Primary	Good
Howden St Andrew's Primary School	Primary	Good
Inveralmond Community High School	Secondary	Good
Kirkhill Primary School	Primary	Outstanding
Kirknewton Primary School	Primary	Good
Knightsridge Primary School	Primary	Outstanding
Letham Primary School	Primary	Requires improvement
Linlithgow Academy	Secondary	Outstanding
Linlithgow Bridge Primary School	Primary	Outstanding
Linlithgow Primary School	Primary	Outstanding
Livingston Village Primary School	Primary	Outstanding
Longridge Primary School	Primary	Outstanding
Low Port Primary School	Primary	Good
Meldrum Primary School	Primary	Outstanding
Mid Calder Primary School	Primary	Outstanding
Murrayfield Primary School	Primary	Outstanding
Ogilvie School Campus	Primary	Good
Our Lady Of Lourdes Primary School	Primary	Outstanding
Our Lady's Primary School	Primary	Outstanding
Parkhead Primary School	Primary	Outstanding
Peel Primary School	Primary	Outstanding
Pinewood School	Primary	Outstanding
Polkemmet Primary School	Primary	Good
Pumpherston and Uphall Station CPS	Primary	Outstanding
Riverside Primary School	Primary	Requires improvement
Seafield Primary School	Primary	Good
Simpson Primary School	Primary	Good
Sinclair Academy	Secondary	No rating available
Southdale Primary School	Primary	No rating available
Springfield Primary School	Primary	Outstanding
St Anthony's Primary School	Primary	Outstanding
St Columba's Primary School	Primary	Outstanding
St John Ogilvie Primary School	Primary	Outstanding
St John The Baptist Primary School	Primary	Outstanding
St Joseph's Primary School (Linlithgow)	Primary	Outstanding
St Joseph's Primary School (Whitburn)	Primary	Good
St Kentigern's Academy	Secondary	Good
St Margaret's Academy	Secondary	Outstanding
St Mary's Primary School	Primary	Outstanding
St Mary's RC Primary School	Primary	Good
St Nicholas Primary School	Primary	Outstanding
St Ninian's Primary School	Primary	Outstanding
St Paul's Primary School	Primary	Outstanding
St Thomas' Primary School	Primary	Requires improvement
Stoneyburn Primary School	Primary	Outstanding
The James Young High School	Secondary	Good
Toronto Primary School	Primary	Requires improvement
Torphichen Primary School	Primary	Good
Uphall Primary School	Primary	Requires improvement
West Calder High School	Secondary	Good
Westfield Primary School	Primary	Requires improvement
Whitburn Academy	Secondary	Outstanding
Whitdale Primary School	Primary	Good
Williamston Primary School	Primary	Good
Winchburgh Academy	Secondary	No rating available
Winchburgh Primary School	Primary	Outstanding
Windyknowe Primary School	Primary	Outstanding
Woodmuir Primary School	Primary	Outstanding

Broadband & Connectivity

Armadale averages 410 Mbps — 310% above the typical UK download speed.

Energy Efficiency & Running Costs

Most Armadale homes sit at band D on the EPC scale. 44.6% of homes reach band C or above.

Average EPC Rating	D
Average EPC Score	68.9
% Rated C or Above	44.6%
Avg Energy Cost (per year)	£1,321

Demographics & Economy

Population	12,550
Median Age	45.5
Median Household Income	£31,942
Employment Rate	76.2%
Owner Occupied	57.4%
Degree-Level Qualified	33%

Common questions

Frequently asked questions

What is the average house price in Armadale?

The average house price in Armadale is £217,827 based on Land Registry sales in 2025.

What is the cheapest type of property to buy in Armadale?

The most affordable entry point in Armadale is a flat, with an average price of £123,221.

Is Armadale a safe place to live?

Armadale has a recorded crime rate of 1158.2 per 1,000 residents. Whether that feels "safe" depends on the comparison — see how it stacks up against nearby towns in the rankings below.

How are the schools in Armadale?

Armadale has 86 schools in total, with 91.5% rated in the top two inspection bands by the relevant inspectorate.

What broadband speeds are available in Armadale?

Average broadband download speeds in Armadale are around 410 Mbps. Superfast (30 Mbps+) coverage reaches 95.2% of premises.

How big is Armadale?

Armadale is a UK settlement with a population of approximately 12,550.

Most compared with

How does Armadale stack up against its neighbours?

Armadale

Bathgate

House price: £217,827 · £217,827
Crime rate: 1158.2 · 510.5
Distance: 2.7 mi

Armadale

Bo'ness

House price: £217,827 · £165,479
Crime rate: 1158.2 · 833.5
Distance: 8.7 mi

Armadale

Bonnybridge

House price: £217,827 · £165,479
Crime rate: 1158.2 · 479.4
Distance: 11.2 mi

Armadale

Broxburn

House price: £217,827 · £217,827
Crime rate: 1158.2 · 941.4
Distance: 8.6 mi

Armadale

Carluke

House price: £217,827 · £175,976
Crime rate: 1158.2 · 1864
Distance: 12.5 mi

Armadale

Clackmannan

House price: £217,827 · £165,447
Crime rate: 1158.2 · 1175.9
Distance: 14.8 mi

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