What could your Edinburgh property earn?
A two-bedroom rental in Edinburgh typically achieves around €155 a night at about 72% occupancy — roughly €3,397 gross per month.
By property size
| Size | Nightly rate | Nights / year | Gross / month | Gross / year |
|---|---|---|---|---|
| Studio | €109 | 263 | €2,389 | €28,667 |
| 1 bedroom | €132 | 263 | €2,893 | €34,716 |
| 2 bedrooms | €155 | 263 | €3,397 | €40,765 |
| 3 bedrooms | €202 | 263 | €4,427 | €53,126 |
| 4+ bedrooms | €248 | 263 | €5,435 | €65,224 |
These are indicative market estimates for a well-presented property, not a guarantee. Actual earnings depend on your location, presentation, availability, local regulation and season. Figures are gross revenue before cleaning (around €50 per stay here), taxes, utilities and local levies.
Letting in Edinburgh
Rules and licensing
Scotland operates a mandatory short-term let licensing scheme, and Edinburgh is a designated control area where change-of-use planning permission is required for whole-property lets.
Tourist tax
Scotland has legislated for a visitor levy and Edinburgh is implementing one, so budget for it.
How the year is shaped
Dominated by August: the Fringe and International Festival multiply rates for the month. The rest of the year is far more modest.
Who books here
Festival travellers in August, then city breaks and Highland trip staging the rest of the year. August bookings are long by Edinburgh standards.
Short-term rental rules change often and can differ by district, and building or condominium rules may restrict letting regardless of what the city permits. Treat this as orientation, not legal advice, and confirm the current position with the local authority before letting.
What drives the number in Edinburgh
Peak season
Demand follows the tourist season. The best months to visit are May to September, and rates run highest then.
Typical occupancy
72% across the year for an actively managed listing — around 263 booked nights.
Cleaning
About €50 per stay, and roughly 66 stays a year at a four-night average.
Currency
British Pound (GBP). 1 GBP = 1.17 EUR / 1 GBP = 1.27 USD
List it on Holistay
Publishing is free. Add a video walkthrough, set your nightly rate, and decide whether to accept offers on quiet dates. You can read the full Edinburgh travel guide to see what guests coming here are planning around.