Armadale vs East Calder
Which is better to live in? Distance: 9.3 miles apart.
The verdict
Overall, Armadale offers lower property prices by roughly 0%. Armadale has the lower crime rate of the two. For families, Armadale edges ahead on school quality.
Avg House Price
Armadale
£217,827
East Calder
£217,827
Crime Rate
Armadale
1158.2
East Calder
2763.3
Top-Two School Inspection Bands
Armadale
91.5%
East Calder
91.5%
Avg Download Speed
Armadale
409.7
East Calder
423.4
EPC Rating
Armadale
68.9
East Calder
67.6
Median Income
Armadale
£31,942
East Calder
£30,317
House Prices (2025)
Most affordable in ScotlandThe average house price in Armadale is £217,827, which is 0% less than East Calder at £217,827. The most affordable entry point in Armadale is a flat at £123,221, while in East Calder it is a flat at £123,221.
Average Price by Property Type (2025)
Biggest gap: detached homes are 0% pricier in Armadale (£390,835 vs £390,835).
Price Trend (23 Years)
Over the last 21 years, Armadale prices grew faster — 142% vs 142%.
Crime & Safety
Safest in ScotlandCrime is lower in Armadale (1,158.2 per 1,000) compared to East Calder (2,763.3 per 1,000), a 139% difference. The most common crime category in Armadale is violent-crime, while in East Calder it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Both towns share the same top crime category: violent crime.
Schools & Education
Best for schools in ScotlandArmadale has 91.5% of schools in the top two inspection bands, compared to 91.5% in East Calder. Armadale has 86 schools in total, while East Calder has 86.
Armadale School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
East Calder School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
| Metric | Armadale | East Calder |
|---|---|---|
| Total Schools | 86 | 86 |
| Primary | 73 | 73 |
| Secondary | 13 | 13 |
| % Top two bands | 91.5% | 91.5% |
Broadband & Connectivity
East Calder offers faster average downloads at 423.4 Mbps, compared to 409.7 Mbps in Armadale. Superfast coverage (30 Mbps+) reaches 95.2% of premises in Armadale and 97.8% in East Calder. Gigabit availability stands at 79.2% in Armadale and 80.4% in East Calder.
East Calder is the faster of the two by 3% on average download speed (423 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 67.6 (band D) in East Calder. Estimated annual energy costs average £1,321 in Armadale and £1,581 in East Calder. 44.6% of homes in Armadale have an EPC rating of C or above, compared to 37.4% in East Calder.
Armadale has more energy-efficient housing — 44.6% reach band C or above, vs 37.4% in the other.
Demographics & Economy
Median household income is £31,942 in Armadale and £30,317 in East Calder. The median age is 45.5 in Armadale and 45 in East Calder. Employment rates stand at 76.2% in Armadale and 71.5% in East Calder. Owner-occupancy is 57.4% in Armadale versus 55.6% in East Calder.
| Indicator | Armadale | East Calder |
|---|---|---|
| Population | 12,550 | 5,260 |
| Median Age | 45.5 | 45 |
| Median Household Income | £31,942 | £30,317 |
| Employment Rate | 76.2% | 71.5% |
| Owner Occupied | 57.4% | 55.6% |
| Degree-Level Qualified | 33% | 31.7% |
Location
Common questions
Frequently asked questions
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