Rent vs buy calculator · Scotland
Rent vs buy in West Lothian: is it cheaper to rent or buy?
Buying leaves you £80,713 better off after 7 years. Owning a 2-bed terraced house costs about £1,245 a month, against £957 to rent the same size home.
- After 7 years
- Buy +£80,713
- Difference in net wealth
- Monthly cost to own
- £1,245
- Mortgage £950, of which £287 is capital
- Monthly cost to rent
- £957
- Rent £836 plus council tax
- Median price
- £184,215
- terraced house
- Cash needed to buy
- £18,606
- £18,422 deposit + £184 LBTT
- Price-to-rent ratio
- 18.4
- Price divided by a year of rent
Renting vs buying in West Lothian by home size
| Bedrooms | Price | Rent / mo | Owning vs renting / mo | After 7 yrs |
|---|---|---|---|---|
| 1 bed | £125,382 | £618 | +£154 | Buy £60,858 |
| 2 bed | £184,215 | £836 | +£288 | Buy £80,713 |
| 3 bed | £231,726 | £1,103 | +£306 | Buy £107,822 |
| 4+ bed | £410,218 | £1,828 | +£650 | Buy £160,502 |
Average rent and house prices in West Lothian
The ONS average private rent in West Lothian is £911 a month (Aug 2026, provisional), up 9.0% on a year earlier. The median price paid is £227,354 (UK HPI local authority average, Jul 2026). Rents here are published for the West 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 £1,447 a year (Band C) and is paid whether you rent or buy, so it does not change the verdict.
Renting or buying in West Lothian: FAQs
Is it cheaper to rent or buy in West Lothian?
For a 2-bed home in West Lothian, owning costs about £1,245 a month and renting about £957, both including council tax. Buying leaves you £80,713 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 West Lothian?
The ONS average private rent in West Lothian is £911 a month across all home sizes (Aug 2026, provisional), with £618 for 1 bed, £836 for 2 bed, £1,103 for 3 bed, £1,828 for 4 or more bed. Rents rose 9.0% over the past year.
What is the average house price in West Lothian?
The median price paid in West Lothian is £227,354 (UK HPI local authority average, Jul 2026). The calculator uses £184,215 for a terraced house, the property type typical for a 2-bed home.
How much is stamp duty on an average home in West Lothian?
A first-time buyer paying £184,215 would pay £184 in LBTT. With a 10% deposit of £18,422, the cash needed on day one is about £18,606.
What is the price-to-rent ratio in West Lothian?
About 18.4: the 2-bed price is 18.4 times a year of rent. Higher ratios favour renting; lower ratios favour buying.
Which home size is best value to buy in West Lothian?
On the default assumptions, a 4+-bed home gives buying its strongest position: buying ahead by £160,502 after 7 years.
Areas with a similar price-to-rent ratio
Compare with the Scotland average or browse every local authority.