Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Edinburgh's property market is included in our pack
Edinburgh has become one of the most regulated Airbnb markets in the United Kingdom, yet it remains remarkably profitable for hosts who understand the rules.
This blog post covers current Edinburgh Airbnb regulations, realistic revenue expectations, and neighborhood-level competition data for 2026.
We constantly update this article with fresh data, so you always have access to the latest Edinburgh short-term rental market insights.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Edinburgh.
Insights
- Edinburgh Airbnb hosts earn a median annual revenue of £44,000 to £52,000, placing the city in the top 1% of UK short-term rental markets for profitability.
- The entire city is a designated Short-Term Let Control Area, meaning secondary letting of entire homes generally requires planning permission on top of a mandatory licence.
- Edinburgh licensing fees are among Scotland's highest, with secondary letting licences costing five times more than equivalent licences in Glasgow or the Highlands.
- A 5% visitor levy will apply to overnight stays from 24 July 2026, adding a new cost layer that hosts must factor into pricing.
- Average occupancy rates sit around 65% to 70% citywide, but top-performing hosts consistently achieve 80% to 85% through dynamic pricing.
- August alone can generate 2 to 3 times the monthly revenue of January or February, thanks to the Edinburgh Festival Fringe driving extreme demand spikes.
- The Old Town and New Town remain the most saturated neighborhoods, yet they command the highest nightly rates, often exceeding £220 per night.
- Edinburgh received over 5 million overnight visitors in 2024, spending £2.5 billion, which explains why demand remains strong despite tighter regulation.
- Operating without a licence is a criminal offence carrying fines up to £2,500 and a potential one-year ban from applying for a licence.
- Properties meeting self-catering thresholds (available 140 days, let 70 days) may shift from Council Tax to Non-Domestic Rates.
Can I legally run an Airbnb in Edinburgh in 2026?
Is short-term renting allowed in Edinburgh in 2026?
As of the first half of 2026, short-term renting is legal in Edinburgh, but you must hold a valid short-term let licence before taking any bookings or receiving guests.
The main legal framework is Scotland's mandatory short-term let licensing scheme, which came into full effect on 1 January 2025 and applies to every type of short-term rental across the country.
The most important restriction is that Edinburgh is a citywide Short-Term Let Control Area, meaning if you want to let an entire property that is not your principal home, you will almost certainly need planning permission in addition to your licence.
Hosts must also comply with mandatory safety conditions including fire alarms, carbon monoxide detectors, gas safety certificates, and electrical installation condition reports.
Operating an Airbnb in Edinburgh without the required licence can result in fines up to £2,500 and a one-year ban on future licence applications.
For a more general view, you can read our article detailing what exactly foreigners can own and buy in The United Kingdom.
If you are an American, you might want to read our blog article detailing the property rights of US citizens in The United Kingdom.
Are there minimum-stay rules and maximum nights-per-year caps for Airbnbs in Edinburgh as of 2026?
As of the first half of 2026, there is no universal minimum-stay requirement or maximum nights-per-year cap for Airbnbs in Edinburgh under Scotland's licensing scheme.
The rules do not differ significantly by property type or residency status regarding night caps, though your licence type (home sharing, home letting, or secondary letting) determines your approval process.
What matters in practice is whether your property triggers planning permission requirements in the control area, as secondary letting of entire homes faces stricter scrutiny regardless of how many nights you plan to let.
Do I have to live there, or can I Airbnb a secondary home in Edinburgh right now?
You do not have to live in the property to operate an Airbnb in Edinburgh, so secondary homes and investment properties can legally be used for short-term rentals.
However, Edinburgh is one of Scotland's toughest places for secondary letting because the entire city is a Short-Term Let Control Area, meaning using a dwelling that is not your principal home generally requires planning permission for change of use.
This planning permission requirement applies to properties that started operating as short-term lets after 5 September 2022, when the control area designation came into effect.
The key difference between renting a primary residence versus a secondary home is that home sharing and home letting usually do not trigger planning requirements, whereas secondary letting almost always does.
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Can I run multiple Airbnbs under one name in Edinburgh right now?
Yes, you can legally operate multiple Airbnb listings under one name in Edinburgh, as the licensing scheme does not cap the number of properties a single person or entity can list.
There is no official maximum, but each property requires its own licence application, safety compliance, and, for secondary lets, potentially separate planning permission.
The main consideration is that licensing fees and administrative burdens scale with each property, and Edinburgh's fees are among Scotland's highest, making portfolio hosting significantly more expensive.
Do I need a short-term rental license or a business registration to host in Edinburgh as of 2026?
As of the first half of 2026, you must hold a valid short-term let licence from the City of Edinburgh Council before taking bookings or receiving guests, and operating without one is a criminal offence.
The process involves submitting an online application, uploading required documents (floor plans, safety certificates, proof of planning permission if applicable), and waiting 2 to 9 months for approval.
Documents typically required include a Gas Safety Certificate (if applicable), an Electrical Installation Condition Report from the last five years, PAT reports, and fire safety compliance proof.
Licence fees range from £120 for basic home sharing up to over £5,800 for larger secondary letting operations, and these fees are non-refundable.
Are there neighborhood bans or restricted zones for Airbnb in Edinburgh as of 2026?
As of the first half of 2026, Edinburgh does not have neighborhood-specific bans, but the entire city is designated as a Short-Term Let Control Area, effectively making the whole council area a restricted zone for secondary letting.
Neighborhoods with high tourist pressure face the most intense scrutiny for planning applications, including the Old Town, New Town, Stockbridge, Leith Shore, Marchmont, and Bruntsfield.
These areas face stricter scrutiny because they combine high visitor demand with dense residential living, and the Council aims to protect local housing supply and community character.
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How much can an Airbnb earn in Edinburgh in 2026?
What's the average and median nightly price on Airbnb in Edinburgh in 2026?
As of the first half of 2026, the average nightly price for an Airbnb in Edinburgh is approximately £180 to £200 ($225 to $250 USD / €210 to €235 EUR), while the median sits at roughly £155 to £175 ($195 to $220 USD / €180 to €205 EUR).
The typical nightly price range covering about 80% of Edinburgh listings spans £100 to £280 ($125 to $350 USD / €115 to €330 EUR), with budget-friendly private rooms at the lower end and premium entire homes at the top.
The single biggest factor affecting nightly pricing in Edinburgh is location, with properties within walking distance of the Old Town or New Town commanding significantly higher rates.
By the way, you will find much more detailed profitability rent ranges in our property pack covering the real estate market in Edinburgh.
How much do nightly prices vary by neighborhood in Edinburgh in 2026?
As of the first half of 2026, nightly prices in Edinburgh can vary by £80 to £150 ($100 to $190 USD / €95 to €175 EUR) between premium neighborhoods like the Old Town and more affordable areas like Portobello.
The three neighborhoods with the highest average nightly prices are the Old Town (£220 to £320 / $275 to $400 USD / €255 to €375 EUR), New Town (£200 to £280 / $250 to $350 USD / €235 to €330 EUR), and West End (£180 to £260 / $225 to $325 USD / €210 to €305 EUR).
The three neighborhoods with the lowest average nightly prices are Portobello (£120 to £160 / $150 to $200 USD / €140 to €190 EUR), outer Morningside (£130 to £170 / $165 to $215 USD / €150 to €200 EUR), and suburban Leith (£125 to £165 / $155 to $205 USD / €145 to €195 EUR), though these areas still attract guests seeking space, beach access, or a quieter feel.
What's the typical occupancy rate in Edinburgh in 2026?
As of the first half of 2026, the typical occupancy rate for Airbnb listings in Edinburgh hovers around 65% to 70% year-round.
The realistic occupancy range covering most listings spans from about 55% for newer properties up to 85% for well-reviewed, professionally managed listings in prime locations.
Edinburgh's occupancy rates rank in the top tier nationally, driven by the city's status as Britain's second most visited destination after London.
The biggest factor affecting above-average occupancy in Edinburgh is capturing festival and event demand, particularly during August when the Fringe creates extreme booking pressure.
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What's the average monthly revenue per listing in Edinburgh in 2026?
As of the first half of 2026, the average monthly revenue per Airbnb listing in Edinburgh is approximately £3,500 to £4,500 ($4,400 to $5,600 USD / €4,100 to €5,300 EUR).
The realistic monthly revenue range covering about 80% of listings spans £1,500 to £6,000 ($1,900 to $7,500 USD / €1,750 to €7,000 EUR), depending on property size, location, and management quality.
Top Edinburgh listings, particularly 2 to 3 bedroom properties in the Old Town or New Town, can achieve £6,500 to £9,000+ monthly ($8,100 to $11,250 USD / €7,600 to €10,500 EUR). A 2-bedroom flat at £200 per night with 80% occupancy generates roughly £4,800 monthly gross revenue.
Finally, note that we give here all the information you need to buy and rent out a property in Edinburgh.
What's the typical low-season vs high-season monthly revenue in Edinburgh in 2026?
As of the first half of 2026, typical monthly revenue during Edinburgh's low season (January to March) ranges from £1,800 to £3,000 ($2,250 to $3,750 USD / €2,100 to €3,500 EUR) for a 1 to 2 bedroom listing, while high season (August and late December) can bring £4,500 to £8,000+ ($5,600 to $10,000 USD / €5,250 to €9,400 EUR).
Low season runs from January through March (with a spike during Six Nations rugby weekends), while high season peaks in August (Festival Fringe, International Festival, Military Tattoo) and late December around Hogmanay.
What's a realistic Airbnb monthly expense range in Edinburgh in 2026?
As of the first half of 2026, a realistic monthly expense range for operating an Airbnb in Edinburgh is £800 to £2,200 ($1,000 to $2,750 USD / €935 to €2,575 EUR) for self-managed 1 to 2 bedroom listings, rising to £1,400 to £3,500 ($1,750 to $4,375 USD / €1,640 to €4,100 EUR) with professional management.
The largest expense category is cleaning and turnover, which can run £50 to £120 per changeover, adding up quickly with high occupancy.
Hosts should expect to spend 25% to 40% of gross revenue on operating expenses if self-managing, or 40% to 60% with full-service property management.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Edinburgh.
What's realistic monthly net profit and profit per available night for Airbnb in Edinburgh in 2026?
As of the first half of 2026, realistic monthly net profit for a well-run 1 to 2 bedroom Airbnb in Edinburgh ranges from £1,200 to £2,600 ($1,500 to $3,250 USD / €1,400 to €3,050 EUR) if self-managed, translating to £40 to £85 profit per available night ($50 to $105 USD / €47 to €100 EUR).
The realistic monthly net profit range covering most listings spans £700 to £3,000 ($875 to $3,750 USD / €820 to €3,500 EUR), with significant variation based on location and management style.
Hosts typically achieve net profit margins of 35% to 55% when self-managing, dropping to 20% to 40% with professional management.
The break-even occupancy rate for a typical Edinburgh listing sits around 35% to 45%, meaning most well-located properties cover costs even during slower months.
In our property pack covering the real estate market in Edinburgh, we explain the best strategies to improve your cashflows.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
How competitive is Airbnb in Edinburgh as of 2026?
How many active Airbnb listings are in Edinburgh as of 2026?
As of the first half of 2026, there are approximately 8,000 to 10,000 active short-term rental listings in Edinburgh across Airbnb and similar platforms.
This number has stabilized as tighter licensing and planning restrictions caused some operators to exit, though reduced supply has benefited compliant hosts through higher average nightly rates.
Which neighborhoods are most saturated in Edinburgh as of 2026?
As of the first half of 2026, the most saturated neighborhoods for Airbnb in Edinburgh are the Old Town, New Town, Tollcross, Leith (especially The Shore), and Haymarket.
These neighborhoods became saturated because they combine maximum walkability to top attractions with excellent public transport, making them the obvious choice for visitors exploring on foot.
Relatively undersaturated neighborhoods offering better opportunities for new hosts include Portobello, outer Morningside, Bruntsfield, and Craiglockhart, where lower competition can mean easier market entry despite slightly lower nightly rates.
What local events spike demand in Edinburgh in 2026?
As of the first half of 2026, the main events spiking Airbnb demand in Edinburgh include the August festivals (Fringe, International Festival, Military Tattoo), Hogmanay celebrations, Six Nations rugby weekends at Murrayfield, the Edinburgh Marathon in May, and major concerts and conferences.
During peak events, booking rates typically increase 30% to 60% and nightly prices jump 50% to 150%, with August festivals driving the most extreme compression.
Hosts should adjust pricing and availability 3 to 6 months before major events to capture early bookings and maximize revenue using dynamic pricing tools.
What occupancy differences exist between top and average hosts in Edinburgh in 2026?
As of the first half of 2026, top-performing Airbnb hosts in Edinburgh achieve occupancy rates of 75% to 85%, with the very best pushing above 90% during peak seasons.
Average hosts generally see 60% to 70% occupancy, meaning top performers capture 10 to 20 percentage points more bookings through better pricing, superior guest experience, and stronger reviews.
New hosts typically take 6 to 12 months to reach top-performer occupancy levels, assuming they invest in quality photography, responsive communication, and competitive pricing from the start.
We give more details about the different Airbnb strategies to adopt in our property pack covering the real estate market in Edinburgh.
Which price points are most crowded, and where's the "white space" for new hosts in Edinburgh right now?
The nightly price range with the highest concentration of listings in Edinburgh is £140 to £220 ($175 to $275 USD / €165 to €260 EUR), representing the "tourist sweet spot" for 1 to 2 bedroom entire homes in central locations.
White space opportunities exist at the premium end (above £250 / $310 USD / €290 EUR for luxury, quiet properties) and in the family-friendly mid-market (£160 to £200 / $200 to $250 USD / €185 to €235 EUR for well-equipped 2 to 3 bedroom properties in residential neighborhoods).
Property characteristics for competing in underserved segments include excellent noise insulation, family-ready amenities like baby gear, dedicated workspaces, and locations with parking plus good transit connections.
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What property works best for Airbnb demand in Edinburgh right now?
What bedroom count gets the most bookings in Edinburgh as of 2026?
As of the first half of 2026, 1-bedroom and compact 2-bedroom properties get the most bookings in Edinburgh, driven by heavy volume of couples and small-group city-break travelers.
The estimated booking rate breakdown shows 1-bedroom units capturing 40% to 45% of bookings, 2-bedrooms around 30% to 35%, studios approximately 10% to 12%, and 3-bedroom+ properties taking the remaining 12% to 18%.
This bedroom mix performs best because Edinburgh attracts many short-stay visitors who prioritize location and price over space, though larger properties see outsized demand during festival season when groups seek shared accommodation.
What property type performs best in Edinburgh in 2026?
As of the first half of 2026, traditional tenement flats and modern apartments perform best for Airbnb in Edinburgh, combining high demand, pricing power, and relatively straightforward compliance pathways.
Occupancy rates show apartments averaging 65% to 75%, townhouses around 60% to 70%, and detached houses typically 55% to 65%, though larger properties command significantly higher nightly rates during peak events.
Apartments outperform because Edinburgh's urban fabric and visitor preferences favor walkable, central locations where flats dominate, and licensing compliance tends to be more manageable for standard residential units.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Edinburgh, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| City of Edinburgh Council - Short-term lets hub | The primary regulatory body for licensing rules inside Edinburgh. | We used it to anchor legal requirements for hosting and confirm licence types. |
| City of Edinburgh Council - STL Licensing Policy (May 2025) | The council's formal policy statement for licensing decisions. | We used it to explain licence conditions and how applications are assessed. |
| City of Edinburgh Council - STL Licence Fees 2025-2026 | The official fee schedule used by the licensing authority. | We used it to price compliance costs and amortize fees into monthly calculations. |
| City of Edinburgh Council - Short-term lets planning | The council's planning guidance for when you need planning permission. | We used it to explain control area rules and change of use requirements. |
| City of Edinburgh Council - STL Control Area page | Documents the citywide designation and timeline. | We used it to confirm the control area covers the whole council area. |
| City of Edinburgh Council - Visitor Levy page | The official page for the new accommodation tax. | We used it to accurately state when the 5% levy starts and what it applies to. |
| Scottish Government - Short-term lets regulation | The Scottish Government's central explainer for national licensing. | We used it to confirm mandatory licensing across Scotland. |
| mygov.scot - Planning permission and control areas | Official Scottish Government guidance for the public. | We used it to cross-check Edinburgh's guidance against the national framework. |
| AirDNA - Edinburgh market overview | A widely used STR dataset with transparent ADR, occupancy, and revenue metrics. | We used it for market-level revenue and occupancy benchmarks. |
| VisitScotland - Edinburgh and the Lothians tourism stats | Scotland's national tourism organization compiling formal visitor data. | We used it to explain strong demand fundamentals and seasonality patterns. |
| ONS - Local housing prices (Edinburgh) | The UK's official statistics agency publishing House Price Index outputs. | We used it to set realistic purchase-price anchors for yield calculations. |
| Bank of England - Monetary Policy Summary (Dec 2025) | The primary source for the Bank Rate influencing mortgage pricing. | We used it to ground financing assumptions for the rate environment. |
| Scottish Assessors Association - Self-catering valuation | The national body for non-domestic valuation practice in Scotland. | We used it to explain when properties may shift to Non-Domestic Rates. |
| mygov.scot - Non-domestic rates guidance | Official Scottish public guidance with worked examples. | We used it to translate assessor thresholds into practical implications. |
| GOV.UK - Abolition of FHL regime | The official policy paper for UK tax treatment of holiday lets. | We used it to update tax assumptions for 2026. |
| Airbtics - Edinburgh Airbnb revenue data | A respected STR analytics platform with granular data. | We used it to validate revenue estimates and cross-reference with AirDNA. |
| AirROI - City of Edinburgh STR analysis | Provides detailed percentile breakdowns of host performance. | We used it to understand the gap between top and average hosts. |
| Edinbnb - Edinburgh neighborhood profitability | Local Edinburgh-focused STR analysis with neighborhood detail. | We used it to identify which neighborhoods offer the best returns. |
| Hostaway - Airbnb rules in Scotland | A comprehensive compliance resource for Scottish STL regulations. | We used it to verify licensing requirements and penalty structures. |
| HVS - Edinburgh Market Pulse 2025 | A leading hospitality consulting firm with deep market analysis. | We used it to understand broader accommodation trends. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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