Armadale vs Livingston
Which is better to live in? Distance: 6.9 miles apart.
The verdict
Overall, Armadale offers lower property prices by roughly 0%. Livingston has the lower crime rate of the two. For families, Armadale edges ahead on school quality.
Avg House Price
Armadale
£217,827
Livingston
£217,827
Crime Rate
Armadale
1158.2
Livingston
220.9
Top-Two School Inspection Bands
Armadale
91.5%
Livingston
91.5%
Avg Download Speed
Armadale
409.7
Livingston
434.9
EPC Rating
Armadale
68.9
Livingston
58.3
Median Income
Armadale
£31,942
Livingston
£33,323
House Prices (2025)
Most affordable in ScotlandBuyers will find Armadale more wallet-friendly, where the average price is £217,827 versus £217,827 in Livingston. The most affordable entry point in Armadale is a flat at £123,221, while in Livingston 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 Livingston (220.9 per 1,000) compared to Armadale (1,158.2 per 1,000), a 424% difference. The most common crime category in Armadale is violent-crime, while in Livingston 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 ScotlandSchool quality favours Armadale: 91.5% of its schools are in the top two inspection bands, compared with 91.5% in Livingston.
Armadale School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
Livingston School Inspection Breakdown
91.5% of 86 schools (73 primary, 13 secondary) sit in the top two inspection bands.
| Metric | Armadale | Livingston |
|---|---|---|
| Total Schools | 86 | 86 |
| Primary | 73 | 73 |
| Secondary | 13 | 13 |
| % Top two bands | 91.5% | 91.5% |
Broadband & Connectivity
Internet users in Livingston enjoy 434.9 Mbps on average, while Armadale lags behind at 409.7 Mbps. Superfast coverage (30 Mbps+) reaches 95.2% of premises in Armadale and 94.9% in Livingston. Gigabit availability stands at 79.2% in Armadale and 84.3% in Livingston.
Livingston is the faster of the two by 6% on average download speed (435 vs 410 Mbps).
Energy Efficiency & Running Costs
The average EPC rating in Armadale is band D (score 68.9), ahead of Livingston's band D (score 58.3). Estimated annual energy costs average £1,321 in Armadale and £1,486 in Livingston. 44.6% of homes in Armadale have an EPC rating of C or above, compared to 50.2% in Livingston.
Livingston has more energy-efficient housing — 50.2% reach band C or above, vs 44.6% in the other.
Demographics & Economy
Armadale has a population of 12,550 while Livingston has 65,810. Median household income is £33,323 in Livingston and £31,942 in Armadale. The median age is 45.5 in Armadale and 41.5 in Livingston. Employment rates stand at 76.2% in Armadale and 73.6% in Livingston.
| Indicator | Armadale | Livingston |
|---|---|---|
| Population | 12,550 | 65,810 |
| Median Age | 45.5 | 41.5 |
| Median Household Income | £31,942 | £33,323 |
| Employment Rate | 76.2% | 73.6% |
| Owner Occupied | 57.4% | 63.7% |
| Degree-Level Qualified | 33% | 34.3% |
Location
Common questions
Frequently asked questions
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