Armadale vs Kirkliston
Which is better to live in? Distance: 12.1 miles apart.
The verdict
When it comes to cost of living, Armadale wins on house prices with a 25% gap. Armadale has the lower crime rate of the two. For families, Armadale edges ahead on school quality.
Avg House Price
Armadale
£217,827
Kirkliston
£290,946
Crime Rate
Armadale
1158.2
Kirkliston
11142.0
Top-Two School Inspection Bands
Armadale
91.5%
Kirkliston
91.5%
Avg Download Speed
Armadale
409.7
Kirkliston
456.4
EPC Rating
Armadale
68.9
Kirkliston
52.5
Median Income
Armadale
£31,942
Kirkliston
£24,814
House Prices (2025)
Most affordable in ScotlandProperty in Kirkliston commands an average of £290,946, compared with £217,827 in Armadale – a difference of 25%. The most affordable entry point in Armadale is a flat at £123,221, while in Kirkliston it is a flat at £238,069.
Average Price by Property Type (2025)
Biggest gap: terraced homes are 52% pricier in Kirkliston (£362,527 vs £175,375).
Price Trend (23 Years)
Over the last 21 years, Armadale prices grew faster — 142% vs 113%.
Crime & Safety
Safest in ScotlandResidents of Armadale experience less crime overall, with a rate of 1,158.2 per 1,000 versus 11,142 per 1,000 in Kirkliston. The most common crime category in Armadale is violent-crime, while in Kirkliston it is other-crime.
Crime Rate by Category (per 1,000 residents)
Armadale's most common crime is violent crime; in Kirkliston it's other crime.
Schools & Education
Best for schools in ScotlandFamilies may prefer Armadale, where 91.5% of schools are in the top two inspection bands versus 91.5% in Kirkliston. There are 86 schools in Armadale and 86 in Kirkliston.
Armadale School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
Kirkliston School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
| Metric | Armadale | Kirkliston |
|---|---|---|
| Total Schools | 86 | 86 |
| Primary | 73 | 73 |
| Secondary | 13 | 13 |
| % Top two bands | 91.5% | 91.5% |
Broadband & Connectivity
Average broadband speeds are 456.4 Mbps in Kirkliston and 409.7 Mbps in Armadale. Superfast coverage (30 Mbps+) reaches 95.2% of premises in Armadale and 97% in Kirkliston. Gigabit availability stands at 79.2% in Armadale and 89.5% in Kirkliston.
Kirkliston is the faster of the two by 11% on average download speed (456 vs 410 Mbps).
Energy Efficiency & Running Costs
Energy efficiency favours Armadale, scoring 68.9 on average (band D) compared to 52.5 (band E) in Kirkliston. Estimated annual energy costs average £1,321 in Armadale and £1,662 in Kirkliston. 44.6% of homes in Armadale have an EPC rating of C or above, compared to 47.6% in Kirkliston.
Kirkliston has more energy-efficient housing — 47.6% reach band C or above, vs 44.6% in the other.
Demographics & Economy
Median household income is £31,942 in Armadale and £24,814 in Kirkliston. The median age is 45.5 in Armadale and 39.3 in Kirkliston. Employment rates stand at 76.2% in Armadale and 71% in Kirkliston. Owner-occupancy is 57.4% in Armadale versus 54.7% in Kirkliston. Armadale has a population of 12,550 and Kirkliston has 4,740.
| Indicator | Armadale | Kirkliston |
|---|---|---|
| Population | 12,550 | 4,740 |
| Median Age | 45.5 | 39.3 |
| Median Household Income | £31,942 | £24,814 |
| Employment Rate | 76.2% | 71% |
| Owner Occupied | 57.4% | 54.7% |
| Degree-Level Qualified | 33% | 23.6% |
Location
Common questions
Frequently asked questions
How far apart are Armadale and Kirkliston?
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