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West Lothian · report

Past price cycles in West Lothian

Sale prices have fallen by 3% or more 2 times since 2004. The deepest began in May 2008.

Deepest fall
−20.8%
Recovery from the low
102 months

Prices in West Lothian and the UK, indexed

Average sale prices, both set to 100 in January 2004.

  • West Lothian
  • United Kingdom
  • 100 = January 2004
Show the numbers
PeriodWest LothianUnited Kingdom
Aug 2026268.9216.4
Jul 2026268.4215.7
Jun 2026269.9214.5
May 2026268.7215.7
Apr 2026267.1214.7
Mar 2026264.7212.9
Feb 2026262.6213.5
Jan 2026260.5213.0
Dec 2025263.1212.4
Nov 2025267.3214.4
Oct 2025266.7213.8
Sep 2025264.8213.6
Aug 2025263.0214.4
Jul 2025265.1213.1
Jun 2025262.4211.4
May 2025259.2209.3
Apr 2025257.7206.2
Mar 2025256.7212.4
Feb 2025257.3209.8
Jan 2025253.4210.0
Dec 2024253.9209.2
Nov 2024253.3209.6
Oct 2024255.1210.2
Sep 2024255.2209.8
Aug 2024254.4210.1
Jul 2024253.4208.0
Jun 2024252.6205.7
May 2024249.5204.9
Apr 2024247.5203.3
Mar 2024246.8202.2
Feb 2024250.5201.8
Jan 2024252.7202.9
Dec 2023248.1203.0
Nov 2023243.9204.8
Oct 2023241.8206.2
Sep 2023244.0207.1
Aug 2023246.5208.1
Jul 2023247.5207.0
Jun 2023246.0204.7
May 2023244.4203.9
Apr 2023242.4203.3
Mar 2023242.8202.8
Feb 2023247.2205.1
Jan 2023250.0206.8
Dec 2022253.1208.6
Nov 2022252.2210.3
Oct 2022256.0210.6
Sep 2022255.3210.6
Aug 2022252.7210.1
Jul 2022246.7208.4
Jun 2022245.1204.6
May 2022237.4202.1
Apr 2022233.3199.8
Mar 2022231.2197.5
Feb 2022236.7196.8
Jan 2022237.7196.6
Dec 2021236.1194.3
Nov 2021230.8193.3
Oct 2021230.4189.6
Sep 2021228.7194.5
Aug 2021225.4188.9
Jul 2021221.1183.4
Jun 2021216.7192.4
May 2021214.5182.7
Apr 2021211.1181.5
Mar 2021208.0184.2
Feb 2021208.1181.5
Jan 2021207.8181.0
Dec 2020208.5181.0
Nov 2020204.8179.6
Oct 2020203.4177.8
Sep 2020199.3176.3
Aug 2020201.6174.5
Jul 2020200.7172.8
Jun 2020201.3171.4
May 2020197.5169.0
Apr 2020194.5168.1
Mar 2020196.7169.9
Feb 2020194.9168.4
Jan 2020197.2169.3
Dec 2019194.9169.2
Nov 2019195.9169.4
Oct 2019195.7170.0
Sep 2019196.4170.5
Aug 2019195.7170.4
Jul 2019194.1169.8
Jun 2019192.0167.9
May 2019194.3167.2
Apr 2019192.8167.0
Mar 2019195.3165.8
Feb 2019194.9166.3
Jan 2019197.4166.7
Dec 2018195.3167.7
Nov 2018194.2168.1
Oct 2018192.5168.8
Sep 2018192.3169.0
Aug 2018192.6169.3
Jul 2018193.1168.8
Jun 2018191.9166.7
May 2018189.0165.6
Apr 2018186.4164.9
Mar 2018185.3163.4
Feb 2018184.4164.4
Jan 2018185.4163.9
Dec 2017183.3164.5
Nov 2017184.1163.9
Oct 2017183.8164.3
Sep 2017183.9164.2
Aug 2017179.8164.8
Jul 2017174.5164.1
Jun 2017172.9162.0
May 2017172.2160.6
Apr 2017170.0159.6
Mar 2017165.5157.1
Feb 2017166.3157.5
Jan 2017166.4157.1
Dec 2016172.0157.3
Nov 2016170.7157.0
Oct 2016171.5156.3
Sep 2016171.8156.8
Aug 2016171.7157.1
Jul 2016173.3157.1
Jun 2016169.3155.4
May 2016169.7153.9
Apr 2016168.6152.2
Mar 2016168.6151.6
Feb 2016167.3150.1
Jan 2016168.3150.0
Dec 2015169.5149.6
Nov 2015169.3149.1
Oct 2015165.9148.0
Sep 2015164.2147.8
Aug 2015161.5147.5
Jul 2015162.3146.1
Jun 2015160.1143.7
May 2015162.3142.6
Apr 2015159.1141.1
Mar 2015159.7139.8
Feb 2015158.3139.3
Jan 2015160.1139.2
Dec 2014162.4139.9
Nov 2014161.4139.6
Oct 2014161.4140.1
Sep 2014158.3140.3
Aug 2014157.2140.1
Jul 2014156.6138.5
Jun 2014157.3136.6
May 2014156.9135.4
Apr 2014153.5134.0
Mar 2014149.3131.1
Feb 2014148.0130.6
Jan 2014151.3130.1
Dec 2013153.7129.9
Nov 2013154.8128.7
Oct 2013152.3128.0
Sep 2013154.2128.6
Aug 2013153.4128.5
Jul 2013151.8127.5
Jun 2013147.2126.0
May 2013146.8125.0
Apr 2013145.4124.4
Mar 2013147.8123.1
Feb 2013145.3122.4
Jan 2013147.7122.4
Dec 2012147.0123.3
Nov 2012148.1123.5
Oct 2012147.8123.4
Sep 2012147.7124.3
Aug 2012151.4124.8
Jul 2012155.1124.6
Jun 2012153.1124.1
May 2012151.7122.9
Apr 2012150.9122.5
Mar 2012153.7121.2
Feb 2012154.5120.8
Jan 2012153.8121.1
Dec 2011152.9122.0
Nov 2011153.0122.5
Oct 2011155.0122.4
Sep 2011158.0123.8
Aug 2011158.4124.1
Jul 2011158.5124.0
Jun 2011155.3122.5
May 2011154.0122.3
Apr 2011153.4122.8
Mar 2011155.6120.9
Feb 2011157.7121.5
Jan 2011157.3122.1
Dec 2010159.1123.2
Nov 2010160.4123.4
Oct 2010162.4124.9
Sep 2010165.6126.3
Aug 2010164.8126.6
Jul 2010163.3126.6
Jun 2010162.2125.3
May 2010161.3124.7
Apr 2010157.5124.1
Mar 2010155.7122.6
Feb 2010159.8122.6
Jan 2010166.8122.3
Dec 2009163.9122.7
Nov 2009160.8121.9
Oct 2009158.1121.5
Sep 2009159.3120.7
Aug 2009157.0119.7
Jul 2009157.4118.6
Jun 2009153.0116.5
May 2009154.0115.4
Apr 2009144.7113.8
Mar 2009141.3112.8
Feb 2009140.7113.5
Jan 2009150.1114.8
Dec 2008160.4117.5
Nov 2008161.8119.3
Oct 2008165.6122.8
Sep 2008164.0125.3
Aug 2008168.0128.6
Jul 2008173.5131.3
Jun 2008177.2132.7
May 2008177.5134.5
Apr 2008171.9133.7
Mar 2008172.3133.5
Feb 2008171.0134.5
Jan 2008167.6135.6
Dec 2007169.9138.1
Nov 2007170.3138.3
Oct 2007172.1138.4
Sep 2007168.9138.7
Aug 2007170.3138.6
Jul 2007170.0137.8
Jun 2007167.6136.0
May 2007161.5134.6
Apr 2007157.5133.0
Mar 2007157.4130.4
Feb 2007155.1129.4
Jan 2007154.4129.0
Dec 2006151.7129.1
Nov 2006153.5127.5
Oct 2006151.3126.8
Sep 2006150.0126.1
Aug 2006148.3125.6
Jul 2006145.0124.6
Jun 2006142.9122.8
May 2006139.4121.6
Apr 2006138.0120.5
Mar 2006135.1117.9
Feb 2006133.4117.0
Jan 2006134.0116.8
Dec 2005135.6117.0
Nov 2005133.3116.3
Oct 2005134.0116.0
Sep 2005132.1116.2
Aug 2005134.3116.4
Jul 2005129.4115.9
Jun 2005125.5114.4
May 2005120.7113.5
Apr 2005116.3112.3
Mar 2005115.8110.8
Feb 2005116.5109.9
Jan 2005115.7110.0
Dec 2004113.4110.0
Nov 2004110.5110.9
Oct 2004111.3111.0
Sep 2004111.1110.2
Aug 2004111.7110.4
Jul 2004111.3109.2
Jun 2004109.9106.9
May 2004104.8105.0
Apr 2004103.3103.8
Mar 2004100.399.3
Feb 2004101.499.0
Jan 2004100.0100.0

Every fall of 3% or more

From the peak to the lowest month after it, and how long prices took to get back.

PeakLowFallMonths fallingMonths to recover
May 2008February 2009−20.8%9102
October 2022October 2023−5.6%1216

The UK House Price Index goes back to 1968 for the UK, its nations and England's regions, to 1995 for councils in England and Wales, to 2004 in Scotland and to 2005 in Northern Ireland, where it is quarterly. A fall counts once prices drop 3% below a peak, and ends when they are back at it.

Other reports for West Lothian

Next 12 months

Sale prices have an 80% chance of landing between £224,992 and £246,915 by August 2027.

Expected, August 2027
£235,953
Chance of a rise
89%

Affordability

At the average sale price, a home costs £225,439. With 10% down and a 30-year mortgage, the payment is £1,040 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.

Payment, two incomes
16%
Payment, one income
31%

Buy or rent

Figures for Scotland: West Lothian has no reliable figures of its own.

Owning the average home costs less each month than renting it. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.

Rent per month
£1,011
Owning per month
£934

New homes

22.2% more homes were started in the last 12 months than in an average year of the past decade.

Started, 12 months
1,266
Per 1,000 residents
6.8

Foreign buyers

Figures for United Kingdom: West Lothian has no reliable figures of its own.

Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.

Bought by buyers abroad, 12 months
1.8%

People and new homes

In 2025 the population grew by 1,123 while 1,005 homes were finished: 1.1 new residents for every new home.

New residents per new home, 2025
1.1
Population change, 2025
+1,123

Renovation

In 2026, 0% of the homes added came from existing buildings rather than new ones.

Homes from existing buildings, 2026
0%