Armadale vs Bo'ness
Which is better to live in? Distance: 8.7 miles apart.
The verdict
Overall, Bo'ness offers lower property prices by roughly 32%. Bo'ness has the lower crime rate of the two. For families, Bo'ness edges ahead on school quality.
Avg House Price
Armadale
£217,827
Bo'ness
£165,479
Crime Rate
Armadale
1158.2
Bo'ness
833.5
Top-Two School Inspection Bands
Armadale
91.5%
Bo'ness
94.7%
Avg Download Speed
Armadale
409.7
Bo'ness
461.9
EPC Rating
Armadale
68.9
Bo'ness
47.9
Median Income
Armadale
£31,942
Bo'ness
£35,454
House Prices (2025)
Most affordable in ScotlandThe average house price in Bo'ness is £165,479, which is 32% less than Armadale at £217,827. The most affordable entry point in Armadale is a flat at £123,221, while in Bo'ness it is a flat at £99,408.
Average Price by Property Type (2025)
Biggest gap: flat homes are 24% pricier in Armadale (£123,221 vs £99,408).
Price Trend (23 Years)
Over the last 21 years, Bo'ness prices grew faster — 144% vs 142%.
Crime & Safety
Safest in ScotlandWith 833.5 offences per 1,000 people, Bo'ness is the safer of the two – 39% lower than Armadale's 1,158.2 per 1,000. The most common crime category in Armadale is violent-crime, while in Bo'ness it is other-crime.
Crime Rate by Category (per 1,000 residents)
Armadale's most common crime is violent crime; in Bo'ness it's other crime.
Schools & Education
Best for schools in ScotlandBo'ness has 94.7% of schools in the top two inspection bands, compared to 91.5% in Armadale. Armadale has 86 schools in total, while Bo'ness has 59.
Armadale School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
Bo'ness School Inspection Breakdown
94.7% of 59 schools (50 primary, 9 secondary) sit in the top two inspection bands.
| Metric | Armadale | Bo'ness |
|---|---|---|
| Total Schools | 86 | 59 |
| Primary | 73 | 50 |
| Secondary | 13 | 9 |
| % Top two bands | 91.5% | 94.7% |
Broadband & Connectivity
Bo'ness offers faster average downloads at 461.9 Mbps, compared to 409.7 Mbps in Armadale. Superfast coverage (30 Mbps+) reaches 95.2% of premises in Armadale and 98.8% in Bo'ness. Gigabit availability stands at 79.2% in Armadale and 90.9% in Bo'ness.
Bo'ness is the faster of the two by 13% on average download speed (462 vs 410 Mbps).
Energy Efficiency & Running Costs
Homes in Armadale are more energy-efficient on average, with an EPC score of 68.9 (band D) versus 47.9 (band E) in Bo'ness. Estimated annual energy costs average £1,321 in Armadale and £1,490 in Bo'ness. 44.6% of homes in Armadale have an EPC rating of C or above, compared to 38.6% in Bo'ness.
Armadale has more energy-efficient housing — 44.6% reach band C or above, vs 38.6% in the other.
Demographics & Economy
Median household income is £35,454 in Bo'ness and £31,942 in Armadale. The median age is 45.5 in Armadale and 37.6 in Bo'ness. Employment rates stand at 76.2% in Armadale and 76% in Bo'ness. Owner-occupancy is 57.4% in Armadale versus 55.5% in Bo'ness.
| Indicator | Armadale | Bo'ness |
|---|---|---|
| Population | 12,550 | 14,760 |
| Median Age | 45.5 | 37.6 |
| Median Household Income | £31,942 | £35,454 |
| Employment Rate | 76.2% | 76% |
| Owner Occupied | 57.4% | 55.5% |
| Degree-Level Qualified | 33% | 33.6% |
Location
Common questions
Frequently asked questions
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Which is cheaper to buy a house in, Armadale or Bo'ness?
Is Armadale or Bo'ness safer?
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