Rent vs buy calculator · Scotland
Rent vs buy in East Lothian: is it cheaper to rent or buy?
Buying leaves you £42,762 better off after 7 years. Owning a 2-bed terraced house costs about £1,697 a month, against £1,450 to rent the same size home.
- After 7 years
- Buy +£42,762
- Difference in net wealth
- Monthly cost to own
- £1,697
- Mortgage £1,335, of which £403 is capital
- Monthly cost to rent
- £1,450
- Rent £1,324 plus council tax
- Median price
- £258,839
- terraced house
- Cash needed to buy
- £27,826
- £25,884 deposit + £1,942 LBTT
- Price-to-rent ratio
- 16.3
- Price divided by a year of rent
Renting vs buying in East Lothian by home size
| Bedrooms | Price | Rent / mo | Owning vs renting / mo | After 7 yrs |
|---|---|---|---|---|
| 1 bed | £161,933 | £1,035 | −£44 | Buy £51,274 |
| 2 bed | £258,839 | £1,324 | +£247 | Buy £42,762 |
| 3 bed | £315,780 | £1,703 | +£209 | Buy £59,614 |
| 4+ bed | £535,696 | £2,768 | +£462 | Buy £62,977 |
Average rent and house prices in East Lothian
The ONS average private rent in East Lothian is £1,415 a month (Aug 2026, provisional), up 1.6% on a year earlier. The median price paid is £282,500 (UK HPI local authority average, Jul 2026). Rents here are published for the Lothian BRMA Broad Rental Market Area.
Default scenario: 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%. Council tax is £1,509 a year (Band C) and is paid whether you rent or buy, so it does not change the verdict.
Renting or buying in East Lothian: FAQs
Is it cheaper to rent or buy in East Lothian?
For a 2-bed home in East Lothian, owning costs about £1,697 a month and renting about £1,450, both including council tax. Buying leaves you £42,762 better off after 7 years. This assumes a 2-bed home, 7 years stay, 10% deposit, 4.80% fixed mortgage, monthly difference invested in a S&S ISA at 7.5%.
What is the average rent in East Lothian?
The ONS average private rent in East Lothian is £1,415 a month across all home sizes (Aug 2026, provisional), with £1,035 for 1 bed, £1,324 for 2 bed, £1,703 for 3 bed, £2,768 for 4 or more bed. Rents rose 1.6% over the past year.
What is the average house price in East Lothian?
The median price paid in East Lothian is £282,500 (UK HPI local authority average, Jul 2026). The calculator uses £258,839 for a terraced house, the property type typical for a 2-bed home.
How much is stamp duty on an average home in East Lothian?
A first-time buyer paying £258,839 would pay £1,942 in LBTT. With a 10% deposit of £25,884, the cash needed on day one is about £27,826.
What is the price-to-rent ratio in East Lothian?
About 16.3: the 2-bed price is 16.3 times a year of rent. Higher ratios favour renting; lower ratios favour buying.
Which home size is best value to buy in East Lothian?
On the default assumptions, a 4+-bed home gives buying its strongest position: buying ahead by £62,977 after 7 years.
How many years until buying pays off in East Lothian?
The lead first changes hands in year 2 on the default settings. Staying longer spreads stamp duty and selling costs over more years.
Areas with a similar price-to-rent ratio
Compare with the Scotland average or browse every local authority.