Peebles vs Penicuik
Which is better to live in? Distance: 12.8 miles apart.
The verdict
Overall, Peebles offers lower property prices by roughly 35%. Penicuik has the lower crime rate of the two. For families, Peebles edges ahead on school quality.
Avg House Price
Peebles
£181,358
Penicuik
£277,911
Crime Rate
Peebles
819.2
Penicuik
474.8
Top-Two School Inspection Bands
Peebles
74.6%
Penicuik
74.3%
Avg Download Speed
Peebles
450.5
Penicuik
442.1
EPC Rating
Peebles
47.9
Penicuik
51.3
Median Income
Peebles
£28,099
Penicuik
£33,852
House Prices (2025)
Most affordable in ScotlandThe average house price in Peebles is £181,358, which is 35% less than Penicuik at £277,911. The most affordable entry point in Peebles is a flat at £107,088, while in Penicuik it is a flat at £159,354.
Average Price by Property Type (2025)
Biggest gap: flat homes are 33% pricier in Penicuik (£159,354 vs £107,088).
Price Trend (23 Years)
Over the last 21 years, Penicuik prices grew faster — 122% vs 119%.
Crime & Safety
Safest in ScotlandWith 474.8 offences per 1,000 people, Penicuik is the safer of the two – 73% lower than Peebles's 819.2 per 1,000. The most common crime category in Peebles is violent-crime, while in Penicuik it is other-crime.
Crime Rate by Category (per 1,000 residents)
Peebles's most common crime is violent crime; in Penicuik it's other crime.
Schools & Education
Best for schools in ScotlandPeebles has 74.6% of schools in the top two inspection bands, compared to 74.3% in Penicuik. Peebles has 66 schools in total, while Penicuik has 39.
Peebles School Inspection Breakdown
74.6% of 66 schools (57 primary, 9 secondary) sit in the top two inspection bands.
Penicuik School Inspection Breakdown
74.3% of 39 schools (33 primary, 6 secondary) sit in the top two inspection bands.
| Metric | Peebles | Penicuik |
|---|---|---|
| Total Schools | 66 | 39 |
| Primary | 57 | 33 |
| Secondary | 9 | 6 |
| % Top two bands | 74.6% | 74.3% |
Broadband & Connectivity
Peebles offers faster average downloads at 450.5 Mbps, compared to 442.1 Mbps in Penicuik. Superfast coverage (30 Mbps+) reaches 96.4% of premises in Peebles and 95.1% in Penicuik. Gigabit availability stands at 88.6% in Peebles and 86.2% in Penicuik.
Peebles is the faster of the two by 2% on average download speed (451 vs 442 Mbps).
Energy Efficiency & Running Costs
Homes in Penicuik are more energy-efficient on average, with an EPC score of 51.3 (band E) versus 47.9 (band E) in Peebles. Estimated annual energy costs average £1,702 in Peebles and £1,423 in Penicuik. 56.7% of homes in Peebles have an EPC rating of C or above, compared to 52.6% in Penicuik.
Peebles has more energy-efficient housing — 56.7% reach band C or above, vs 52.6% in the other.
Demographics & Economy
Median household income is £33,852 in Penicuik and £28,099 in Peebles. The median age is 37.6 in Peebles and 38.9 in Penicuik. Employment rates stand at 70.8% in Peebles and 77.9% in Penicuik. Owner-occupancy is 53.4% in Peebles versus 63.8% in Penicuik.
| Indicator | Peebles | Penicuik |
|---|---|---|
| Population | 8,940 | 16,120 |
| Median Age | 37.6 | 38.9 |
| Median Household Income | £28,099 | £33,852 |
| Employment Rate | 70.8% | 77.9% |
| Owner Occupied | 53.4% | 63.8% |
| Degree-Level Qualified | 34.1% | 29.7% |
Location
Common questions
Frequently asked questions
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