Living in Livingston
Sitting snugly between Edinburgh and Glasgow, Livingston in West Lothian is a modern town with a lot more going for it than just its (admittedly excellent) shopping centre. Packed with green spaces, family-friendly amenities, and surprisingly scenic walks, it’s a fantastic place to call home – whether you're a first-time buyer, growing family, or just someone who likes a bit of room to breathe.
Livingston might not be ancient like some of Scotland’s cities, but what it lacks in medieval castles it makes up for in convenience, comfort and community. Plus, with top-notch transport links and a wealth of local attractions, it’s no wonder more and more people are moving here.
Is Livingston a good place to live?
Livingston is one of those towns that quietly ticks all the boxes. It’s well connected, affordable, and full of life... from its leafy parks to its bustling retail centres. Originally a “new town” designed in the 1960s, it’s since grown into a thriving residential hub, with homes to suit every kind of buyer.
You’ll find a fantastic variety of properties here - from sleek new-builds to more traditional family homes – and many come with generous gardens and off-street parking, which feels like a bit of a luxury these days.
Livingston also boasts an impressive selection of schools, shopping, entertainment, and sports facilities, and its location makes commuting to Edinburgh, Glasgow or even further afield a total breeze.
What is the transport in Livingston like?
If you're a commuter (or just someone who enjoys the freedom to roam), Livingston’s transport links are seriously handy. With two train stations, plenty of buses and direct access to the M8 motorway, getting in and out of town couldn’t be easier.
Livingston by bus
Livingston’s bus network is well-established, with frequent services connecting you to Edinburgh, West Lothian’s surrounding towns and even further afield. Lothian Country and McGill’s Buses provide regular services to the capital, while local routes make getting around within the town a piece of cake. The Livingston North and South stations are both served by good bus links, and if you're heading for the airport, buses to Edinburgh Airport run regularly and take around 25-30 minutes.
Livingston by train
With Livingston North and Livingston South stations offering regular and speedy services to both Edinburgh Waverley and Glasgow Central, train travel is a major plus for residents. You can be in the heart of Edinburgh in under 25 minutes from Livingston North, and in Glasgow in around 45 minutes. Handy, right?
Livingston by car
Livingston lies just off the M8 motorway, which zips you east to Edinburgh and west to Glasgow. There’s also easy access to the A71, which leads to Kilmarnock, and the A899, the town’s main arterial route. Driving around town is straightforward too, with plenty of parking at shopping centres, retail parks and residential areas.
What are the schools in Livingston like?
Livingston offers a broad selection of primary and secondary schools, as well as early learning centres and access to further education. The town is home to more than a dozen primary schools, such as Dedridge Primary, Carmondean Primary, St. Ninian’s RC Primary, Knightsridge Primary, Riverside Primary and Williamston Primary, all of which are spread throughout the area to serve its various communities.
When it comes to secondary education, families have a solid choice of schools including Inveralmond Community High School, The James Young High School, St. Margaret’s Academy and Deans Community High School. West Calder High School, while just outside Livingston, is also easily accessible for local pupils.
For those looking to continue their studies beyond school, West Lothian College is situated in the heart of Livingston. It offers a wide range of further education opportunities, from vocational courses and apprenticeships to professional development programmes, making it a valuable asset for school leavers and adult learners alike.
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What are the best things to do in Livingston
Livingston may be best known for its retail options (hello, The Centre and Livingston Designer Outlet), but there’s loads more to enjoy once you’ve shopped ‘til you’ve dropped.
Outdoorsy types can explore Almondell & Calderwood Country Park, which offers woodland walks, riverside paths and peaceful picnic spots. Or head to Howden Park, home to a theatre, gallery and regular events.
Sports fan? Livingston FC plays at the Tony Macaroni Arena, and there are tons of local gyms, swimming pools and leisure centres to stay active in.
For families, there’s soft play, skate parks, golf ranges and the nearby Five Sisters Zoo, which is a big hit with kids. You’re also just a short hop from Beecraigs Country Park, Linlithgow Loch, and the Union Canal, which is ideal for a weekend wander.
Types of property in Livingston
One of the best things about Livingston is the sheer variety of homes on offer. Whether you're after a stylish modern flat close to the shops, a roomy family home with a garden, or a peaceful semi-rural bungalow, you’ll find plenty of options here.
There are attractive new-build developments popping up across the town, alongside older properties with great character and generous plots. Popular areas include Murieston, Dedridge, Carmondean, and Eliburn, each with their own unique charm and community feel.
From starter homes to forever homes, Livingston has something for everyone, and compared to Edinburgh or Glasgow, you often get more bang for your buck.
SEARCH HOMES FOR SALE IN LIVINGSTON
Planning on moving to Livingston?
Ready to make the move? Whether you’re drawn by the shopping, the schools or the scenic walks, Livingston is one of West Lothian’s most liveable towns. Check out the latest homes for sale on ESPC and start your Livingston adventure today.
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FAQs about living in Livingston
Livingston hosts over a dozen primary schools, strategically located throughout its various communities to meet the needs of local families. For secondary education, residents have several well-regarded schools to choose from within the town and nearby areas, ensuring accessible options for older students. Further education is also well supported, with a centrally located college offering an extensive selection of courses. For more details on the best schools in Livingston, 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 West Lothian on espc.com. To search properties by school catchment area, click here.
For details on schools in West Lothian, please refer to the West Lothian Council website.
You can use their website to find a school, searching for nurseries, primary schools, high schools and private/specialist schools in the region.
The average price of homes in Livingston is £235,776. This figure is based on properties marketed and sold through ESPC, in the 3-month period ending on 31/05/2025.
Bellway’s The Almond is a development of 158 homes off Gregory Road featuring 3- and 4‑bedroom terraced, semi-detached, and detached homes. Prices start around £289,995 for 3‑beds and £305,995 for detached 4‑beds. Located about a mile from the town centre and Livingston South station, it borders open green spaces.
Pinefields by Cala Homes offers 3–5 bedroom houses and townhouses, with prices from approximately £289,995 (3‑bed). Nestled near Charlesfield Road, it boasts excellent transport links (M8/A71) and local amenities like shops, leisure facilities, and countryside.
Situated off Gregory Road, Rosebank Wynd by Persimmon Homes includes around 140 homes (2–4 bedrooms), scheduled for completion by March 2026. These comprise bungalows, cottage flats, end‑terrace and terraced homes. Prices range from £212,995 to £377,995. The development features green spaces, a play park, EV charging, and strong travel links.
Woodland Gait by Barratt Homes, on Houstoun Road, is a council‑commissioned project delivering 33 homes including cottage flats, houses and bungalows (1–3 beds). Construction began February 2025, with completion expected in early 2026. Each home features zero‑emission air‑source heat pumps, making them highly energy‑efficient and low‑carbon.
For details on council tax bands and charges in West Lothian, please refer to the West Lothian Council website.
Top attractions include Almond Valley Heritage Centre (with farm animals, indoor soft play, a shale-oil museum, and mini railway), Paradise Island Adventure Golf, Innoflate bounce park, and the nearby Five Sisters Zoo. Outdoor family fun can be found at Almondell & Calderwood Country Park, offering scenic river paths, picnic areas, and woodland trails. Local parks also include skate areas and public sports pitches.
Howden Park Centre is a hub for arts with theatre shows, concerts, and youth drama programs. The town also hosts the Museum of the Scottish Shale Oil Industry and the Livingston Designer Outlet, which features a cinema and mini-golf. Sports facilities include football and cricket clubs, cadet programs, and one of Scotland’s notable skateparks.
Family-friendly groups include Scouts, Cubs, Brownies, Firefly Youth Theatre, and cadets. Livingston hosts seasonal festivals and fun days featuring crafts, games, and animal encounters. Local community centres often promote events, and summer football camps are available through national sports programs.
Livingston at a glance*
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