Is Glasgow or Livingston better for buy-to-let?

Glasgow has the higher average gross yield at 6.5%, while Glasgow has the lower average purchase price at £185,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Glasgow?

The average gross rental yield in Glasgow is approximately 6.5%. On a typical £185,000 property that works out at roughly £1,002 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Livingston?

The average gross rental yield in Livingston is approximately 5.5%. On a typical £195,000 property that works out at roughly £894 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

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Location comparison

Glasgow vs Livingston for Property Investment

Glasgow leads on gross yield at 6.5%, while Glasgow has the lower entry price at £185,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Glasgow vs Livingston at a glance

Metric	Glasgow	Livingston
Average gross yield	6.5%	5.5%
Average property price	£185,000	£195,000
Implied monthly rent	£1,002	£894
25% deposit	£46,250	£48,750
Stamp duty (additional property)	£9,250	£9,750
Population	635,000	55,000
Region	Scotland	Scotland
Investor rating	Excellent	Good

Glasgow

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by public-sector employers including hospitals and councils, local employment in services, healthcare and logistics, supported by a population of around 635,000. On the average £185,000 purchase, a 6.5% gross yield implies roughly £1,002 per calendar month in rent — a useful sanity check when you are reviewing a listing. Scotland's largest city with diverse economy and high yields.

Strong fit
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Glasgow guide

Livingston

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by local employment in services, healthcare and logistics, supported by a population of around 55,000. On the average £195,000 purchase, a 5.5% gross yield implies roughly £894 per calendar month in rent — a useful sanity check when you are reviewing a listing. New town between Edinburgh and Glasgow.

Workable
Standard buy-to-let
Consider carefully
HMO / rent by the room
Strong fit
First-time landlord

Full Livingston guide

Which is the better investment?

If monthly cash flow is your priority, Glasgow is the stronger option on paper at 6.5% gross. If you want the lower capital commitment, Glasgow needs around £46,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.

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