Living in Port Seton
Located along the sparkling shores of the Firth of Forth, Port Seton is a charming coastal town of East Lothian that’s brimming with character. Known for its rich fishing heritage, friendly vibe and stunning sea views, it’s a brilliant spot for anyone dreaming of seaside living without straying too far from the capital. Whether you love fish and chips on the prom, beach walks or just fancy a slower pace of life with Edinburgh a stone’s throw away, Port Seton could be just the place for you.
Is Port Seton a good place to live?
Port Seton is a little town with a big heart. It offers that wonderful balance between a close-knit community feel and the convenience of being within commuting distance of Edinburgh. Packed with coastal charm, traditional architecture and friendly locals, it’s a place where everyone knows your name (or at least your dog’s).
Ideal for families, retirees and anyone looking to swap city noise for the sound of gulls and gentle waves, Port Seton has a selection of good schools, handy shops and excellent outdoor spaces. The town’s proximity to nearby Musselburgh and Prestonpans means you’ve also got plenty of amenities right on your doorstep.
And let’s be honest... who wouldn’t want to live by the sea?
What is the transport in Port Seton like?
One of Port Seton’s biggest perks is how easy it is to get around, whether you’re nipping to Edinburgh or heading further afield for a weekend adventure.
Port Seton by train
While Port Seton itself doesn’t have a train station, the neighbouring town of Prestonpans does — and it’s less than a 5-minute drive or 10-minute cycle away. From there, trains to Edinburgh Waverley take under 20 minutes, so commuting’s a breeze.
Port Seton by bus
Buses are the main public transport option here, with regular services linking Port Seton to Edinburgh city centre in about 40 minutes. Lothian Buses' 26 service is the local hero… reliable, frequent, and it runs late enough to get you home after a night out in town. Handy, right? If you need to get into the city quicker, jump on the express X26 service that runs during peak hours.
There are also services to nearby Musselburgh, Prestonpans, Tranent and beyond, making it easy to explore East Lothian without needing a car.
Port Seton by car
If you’re driving, the A1 is conveniently close, giving you speedy access to Edinburgh, East Lothian’s gorgeous countryside and coastline, and further south into the Borders and beyond. Parking’s rarely an issue in Port Seton, and the coastal drive is a joy on a sunny day.
What are the schools in Port Seton like?
Port Seton is well-equipped when it comes to education. Cockenzie Primary School serves both Port Seton and nearby Cockenzie, offering a welcoming environment for younger learners. For secondary education, Preston Lodge High School in Prestonpans is the local go-to, and it has a solid reputation in the area.
There are also several nurseries and early learning options nearby, plus other primary and secondary schools in East Lothian if you fancy exploring different catchment areas.
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What are the best things to do in Port Seton
Life in Port Seton is all about embracing the outdoors. The town has a bustling harbour, where you can still watch fishing boats come and go, and the seafront is perfect for a stroll, complete with breathtaking sunsets over the Firth of Forth.
The Seton Sands beach is a family favourite... think sandy stretches, rock pools and safe, shallow waters for a summer paddle. And if golf’s your thing, Royal Musselburgh Golf Club is just a few minutes away.
For history buffs, Seton Collegiate Church, a stunning medieval ruin tucked amongst the trees, is a beautiful and atmospheric spot to visit.
Nearby towns like North Berwick and Dunbar are packed with attractions too, including the Scottish Seabird Centre and John Muir Country Park. And let’s not forget about the legendary ice cream from S Luca’s in Musselburgh… a must on sunny days.
Types of property in Port Seton
Port Seton’s property market offers a delightful mix of styles. You’ll find charming stone-built cottages, cosy terraced homes, modern family houses and a few stylish new-build developments. There’s also a selection of bungalows for those seeking single-storey living by the coast.
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Planning on moving to Port Seton?
Whether you’re after a seaside retreat, a first family home or a downsize with sea views, Port Seton has options to suit a range of budgets. It’s a gem for those looking to enjoy coastal life with the perks of Edinburgh just down the road.
Find a solicitor estate agent in Port Seton
You can search our directory of local ESPC solicitor agents. Simply type in Port Seton and we’ll give you the contact details and all the information you need on the agent.
FAQs about living in Port Seton
Port Seton is well-equipped when it comes to education. The area is served by a local primary school that provides a friendly and supportive environment for younger children. For secondary education, a nearby high school offers a well-regarded option within easy reach.
In addition to this, there are several nurseries and early learning centres in the vicinity, along with a range of other primary and secondary schools across East Lothian for those interested in exploring different catchment areas.
For more details on the best schools in Port Seton, click here.
As the national body for supporting quality and improvement of learning and teaching, Education Scotland is a great place to look for information on school performance. You can use the website to search for an inspection report in a specific school.
We list the school catchment for every property listing in Port Seton on espc.com. To search properties by school catchment area, click here.
For details on school catchment areas in Port Seton, please refer to the East Lothian Council website.
You can find information on both Primary School Catchment Areas and Secondary School Catchment Areas.
The average price of homes in Port Seton is £238,071. This figure is based on properties marketed and sold through ESPC, in the 3-month period ending on 31/03/2025.
There are no new housing developments or upcoming infrastructure projects currently underway in Port Seton. For the latest news and information on new developments and upcoming infrastructure projects in Port Seton, please refer to the East Lothian Council website. You can find details on the latest major developments, along with general information on housing.
For details on council tax bands and charges in Port Seton, please refer to the East Lothian Council website.
Port Seton offers a variety of family-friendly attractions. The Port Seton Community Centre features a soft play area, library, and café, along with outdoor amenities like a 3G pitch and basketball court. The historic Port Seton Harbour provides a scenic spot to observe fishing boats and enjoy coastal views. Nearby, Seton Sands Holiday Park offers beach access and recreational facilities.
The Port Seton Community Centre serves as a cultural hub, hosting activities like art classes, Pilates, and youth clubs. The centre also houses a library and a community café. Additionally, the centre is part of East Lothian Council's network of venues featuring public artworks.
Port Seton boasts active community engagement through groups like the Cockenzie and Port Seton Community Council, which holds monthly public meetings. The Port Seton Centre hosts events such as family fun days with activities like pony rides and face painting. The 3 Harbours Arts Festival, encompassing Cockenzie, Port Seton, and Prestonpans, offers cultural events suitable for families.
Port Seton at a glance*
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