Edinburgh vs Livingston
Which is better to live in? Distance: 12.9 miles apart.
The verdict
When it comes to cost of living, Livingston wins on house prices with a 34% gap. Edinburgh has the lower crime rate of the two. For families, Livingston edges ahead on school quality.
Avg House Price
Edinburgh
£290,946
Livingston
£217,827
Crime Rate
Edinburgh
103.1
Livingston
220.9
Top-Two School Inspection Bands
Edinburgh
74.3%
Livingston
91.5%
Avg Download Speed
Edinburgh
434.3
Livingston
434.9
EPC Rating
Edinburgh
57.6
Livingston
58.3
Median Income
Edinburgh
£33,529
Livingston
£33,323
House Prices (2025)
Most affordable in ScotlandProperty in Edinburgh commands an average of £290,946, compared with £217,827 in Livingston – a difference of 34%. The most affordable entry point in Edinburgh is a flat at £238,069, while in Livingston it is a flat at £123,221.
Average Price by Property Type (2025)
Biggest gap: terraced homes are 107% pricier in Edinburgh (£362,527 vs £175,375).
Price Trend (23 Years)
Over the last 21 years, Livingston prices grew faster — 142% vs 113%.
Crime & Safety
Safest in ScotlandResidents of Edinburgh experience less crime overall, with a rate of 103.1 per 1,000 versus 220.9 per 1,000 in Livingston. The most common crime category in Edinburgh is other-crime, while in Livingston it is violent-crime.
Crime Rate by Category (per 1,000 residents)
Edinburgh's most common crime is other crime; in Livingston it's violent crime.
Schools & Education
Best for schools in ScotlandFamilies may prefer Livingston, where 91.5% of schools are in the top two inspection bands versus 74.3% in Edinburgh. There are 39 schools in Edinburgh and 86 in Livingston.
Edinburgh School Inspection Breakdown
74.3% of 39 schools (33 primary, 6 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 | Edinburgh | Livingston |
|---|---|---|
| Total Schools | 39 | 86 |
| Primary | 33 | 73 |
| Secondary | 6 | 13 |
| % Top two bands | 74.3% | 91.5% |
Broadband & Connectivity
Average broadband speeds are 434.9 Mbps in Livingston and 434.3 Mbps in Edinburgh. Superfast coverage (30 Mbps+) reaches 95.7% of premises in Edinburgh and 94.9% in Livingston. Gigabit availability stands at 84.2% in Edinburgh and 84.3% in Livingston.
Livingston is the faster of the two by 0% on average download speed (435 vs 434 Mbps).
Energy Efficiency & Running Costs
Energy efficiency favours Livingston, scoring 58.3 on average (band D) compared to 57.6 (band D) in Edinburgh. Estimated annual energy costs average £1,717 in Edinburgh and £1,486 in Livingston. 26.9% of homes in Edinburgh 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 26.9% in the other.
Demographics & Economy
Median household income is £33,529 in Edinburgh and £33,323 in Livingston. The median age is 41.2 in Edinburgh and 41.5 in Livingston. Employment rates stand at 71.9% in Edinburgh and 73.6% in Livingston. Owner-occupancy is 60.4% in Edinburgh versus 63.7% in Livingston. Edinburgh has a population of 512,150 and Livingston has 65,810.
| Indicator | Edinburgh | Livingston |
|---|---|---|
| Population | 512,150 | 65,810 |
| Median Age | 41.2 | 41.5 |
| Median Household Income | £33,529 | £33,323 |
| Employment Rate | 71.9% | 73.6% |
| Owner Occupied | 60.4% | 63.7% |
| Degree-Level Qualified | 20.1% | 34.3% |
Location
Common questions
Frequently asked questions
How far apart are Edinburgh and Livingston?
Which is cheaper to buy a house in, Edinburgh or Livingston?
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