City of Edinburgh Council · EH15
Letting agents in Portobello
Edinburgh's beach. A distinct community feel, good bus links into town, and rising demand from renters who want space without leaving the city.
Letting Agent Registration LARN2610004
Rents across Edinburgh
- One bedroom
- £1,075
- Two bedrooms
- £1,495
- Three bedrooms
- £1,975
- Typical gross yield
- 4.8%
A guide for the council area. Portobello is priced to the street in your valuation.
Who rents here
Letting a property in Portobello
Families, remote workers and downsizers.
We let and manage property across the whole of City of Edinburgh Council’s area, and price each town on its own comparables rather than the council average. The wider picture, what drives demand and what the register says about prices, is on the Edinburgh page.
Getting around
Typical off-peak times from Portobello. Approximate, door to door.
- The beach≈5 min walk
- Waverley (from Brunstane)≈15 min by train
- Princes Street≈25 min by bus
New homes coming to Portobello
Our new build atlas places 25 sites in and around Portobello, 4 of them under construction, with 1,526 homes counted on them in the councils’ own audits. Every new estate produces landlords a few years on, when first owners move and let rather than sell.
- Seafield Redevelopment (masterplan), City of Edinburgh Council / 7N Architects: 2,700 homes
- Brunstane (West), Dandara: 676 homes
- South East Wedge Development Site Old Dalkeith Road: 500 homes
What homes sell for in City of Edinburgh
2025
- Median sale price
- £279,995
- Since 2020
- Up 17%
- Middle half of sales
- £205,625 to £400,000
- Homes sold in 2025
- 11,303
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 house price statistics, Open Government Licence v3.0. 2025 is the most recent full 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 10 November 2026. All four councils side by side.
What we do for Portobello landlords
Two levels of service, the same price for every landlord. Our fees are shown before VAT. VAT at 20% is added to each one.
I
Let Only
£500+ VAT, once
We find the tenant, carry out the checks and put the tenancy in place. From the day it starts, the property is yours to run.
II
Full Management
10%of rent collected, + VAT
We let the property and then run the whole of the tenancy for you: the rent, the paperwork, repairs, safety compliance, inspections and everything that follows from them.
Questions
Letting property in Portobello
- How much do letting agents charge in Portobello?
- The landlord pays, never the tenant: charging tenants is unlawful throughout Scotland. Our fees are the same in Portobello as everywhere we work. Let Only is a fixed one-off fee, Full Management is a percentage of the rent collected with a letting fee taken from the first month's rent, and there are no upfront fees, so nothing is payable for letting your property until a tenant is in, and there is no exit fee. A renewal or an empty property is charged only at its published rate. The whole schedule is published on our fees page.
- Who rents in Portobello?
- Families, remote workers and downsizers.
- Do I need to register as a landlord to let in Portobello?
- Yes. Portobello sits in City of Edinburgh Council's area, so you register with City of Edinburgh Council before the property is marketed. Registration lasts three years, your registration number must appear in every advert, and letting while unregistered risks a fine of up to £50,000.
- What rent should I expect in Portobello?
- As a guide across Edinburgh, one-bedroom property lets at around £1,075 pcm, two-bedroom at around £1,495 pcm and three-bedroom at around £1,975 pcm. Portobello varies street by street, which is what the free valuation is for: a figure for your property, with the comparable lets behind it.
- Are new homes being built in Portobello?
- Yes. The new build atlas places 25 sites in and around Portobello, 4 of them under construction, and the councils' audits count 1,526 homes on them. New homes bring first owners who later move on and let, and tenants who want a modern home near the same schools and stations.
Find out what your Portobello property should be letting for.
A free valuation priced to the street, with the comparable lets behind it. No obligation, and no pressure afterwards.