City of Edinburgh Council
Letting agents in Edinburgh
Edinburgh landlords face the most active regulatory environment in Scotland. Short-term let control zone rules have pushed a meaningful volume of former holiday stock back into the long-term market, and the council's HMO enforcement is rigorous. We keep your property compliant and let, and we will tell you before you buy whether a flat can realistically be licensed.
Edinburgh at a glance
- One bedroom
- £1,075
- Two bedrooms
- £1,495
- Three bedrooms
- £1,975
- Typical gross yield
- 4.8%
- Neighbourhoods covered
- 11
The local market
What drives demand in Edinburgh
Demand comes from four universities, a large financial and legal sector, the Scottish Government and a substantial tech employer base. The Festival distorts August badly. Tenancy start dates need planning around it. City of Edinburgh Council operates a short-term let control zone covering the whole council area, so a change of use to short-term letting requires planning permission.
Edinburgh is the tightest rental market in Scotland. Good property lets fast and at strong rents, but the compliance bar is higher here than anywhere else in the country, particularly around short-term lets and HMO licensing.
What homes sell for in City of Edinburgh
2023
- Median sale price
- £268,961
- Since 2018
- Up 22%
- Middle half of sales
- £195,000 to £390,000
- Homes sold in 2023
- 10,052
Sale prices for the whole of City of Edinburgh, not just the neighbourhoods we cover, so treat them as the backdrop rather than a valuation. Source: Registers of Scotland, via statistics.gov.scot, Open Government Licence v3.0. 2023 is the most recent year published.
Council tax in Edinburgh
2026-27
The year’s bill by band: City of Edinburgh Council’s council tax with Scottish Water’s water and waste water charges, which arrive on the same bill.
- Band A
- £1,518.91
- Band B
- £1,772.07
- Band C
- £2,025.22
- Band D
- £2,278.37
- Band E
- £2,933.73
- Band F
- £3,584.57
- Band G
- £4,271.55
- Band H
- £5,288.46
Council tax up 4% on 2025-26, when band D was £1,563.51. Source: Council Tax bands, City of Edinburgh Council, checked 7 September 2026. All four councils side by side.
Areas we manage in Edinburgh
EH1, EH2, EH3
Georgian terraces between Princes Street and Canonmills. Listed-building constraints make upgrades slower and more expensive, but the rents are the highest in Scotland.
Property to rent in New Town →EH6
From the Shore up to Leith Walk, plus the newer waterfront blocks. The tram extension changed commuting patterns here and rents moved with it.
Property to rent in Leith →EH9
Large Victorian tenement flats south of the Meadows. Traditionally the student heartland, and still the first place postgraduate groups look.
Property to rent in Marchmont →EH10
Bruntsfield Place and the streets around it. Well-proportioned flats, good independent shops, and a short walk to the Meadows. Consistently one of the fastest-letting areas in the city.
Property to rent in Bruntsfield →EH3, EH4
Colony houses, riverside walks and the Sunday market. Limited stock and strong tenant retention mean vacancies here are short.
Property to rent in Stockbridge →EH1, EH8
The Royal Mile, Grassmarket and Cowgate. Characterful, often listed, and heavily affected by short-term let planning rules.
Property to rent in Old Town →EH10
Comfortable south-side suburb with strong schools and generous flats. Tenants here sign long and stay.
Property to rent in Morningside →EH15
Edinburgh's beach. A distinct community feel, good bus links into town, and rising demand from renters who want space without leaving the city.
Property to rent in Portobello →EH8, EH9, EH16
The Southside proper, from the Pleasance out along Dalkeith Road and Minto Street. Divided townhouses and tenement flats sitting on the main bus corridor to the Royal Infirmary, which is what shapes demand here rather than anything on the tourist map.
Property to rent in Newington →EH16
The Royal Infirmary of Edinburgh, the Edinburgh BioQuarter, and the new-build blocks that have gone up around them. A working district rather than a picturesque one, and the most reliable source of professional tenants on the south-east side of the city.
Property to rent in Craigmillar and Little France →EH16, EH17
Interwar and postwar family housing on the southern edge of the city, where Edinburgh runs into Midlothian. Semis and terraces with gardens and off-street parking, at rents that undercut anything comparable further north.
Property to rent in Liberton and Gilmerton →Questions
Letting property in Edinburgh
- How much do letting agents charge in Edinburgh?
- Letting agent fees in Edinburgh are paid by the landlord, never the tenant. Charging tenants is unlawful throughout Scotland. We charge a fixed one-off fee for Let Only and a percentage of monthly rent for Full Management, with no set-up, renewal or exit fees. Full pricing is published on our fees page.
- Do I need to register as a landlord with City of Edinburgh Council?
- Yes. Every private landlord must register with the local authority for the area where the property sits, in this case City of Edinburgh Council. Registration lasts three years, and your registration number must appear in every advert for the property. Letting while unregistered risks a fine of up to £50,000.
- What rent should I expect in Edinburgh?
- As a broad guide, one-bedroom property in Edinburgh lets at around £1,075 pcm, two-bedroom at around £1,495 pcm and three-bedroom at around £1,975 pcm, at a typical gross yield near 4.8%. Individual streets vary considerably.
- Will rent controls apply in Edinburgh?
- Not yet. The Housing (Scotland) Act 2025 framework commenced on 1 April 2026, but no rent control areas have been designated. City of Edinburgh Council must report on local rent conditions to Scottish Ministers by 31 May 2027, and designation could follow from late 2027. In the meantime, you must supply rent data within 28 days if asked, or risk a fine of up to £1,000.
We also work in
Find out what your Edinburgh property should be letting for.
A free, honest valuation based on what comparable properties across City of Edinburgh Council are achieving. No obligation, and no pressure afterwards.