Airbnb and short-let management in Edinburgh.
Festival crowds, Hogmanay and a World Heritage city centre. Edinburgh has strict rules, and we'll tell you honestly whether your home fits them.
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What a 3-bed in Edinburgh earns.
Before and after our fee, so you know exactly what lands in your account.
See what every size earns in Edinburgh, from studios to 4+ bedrooms
Average for a 3-bedroom short let in Edinburgh, from BNBCalc market data for Edinburgh, 12-month averages to September 2026. Bookings before platform fees, cleaning, running costs and management fees. "After our fee" uses our lowest rate, 12% + VAT, for full-time hosts on a three-year agreement. Rates go up to 20% + VAT. Your property may earn more or less depending on its size, location and season. These are estimates, not guarantees. Please do your own research and due diligence using market data sites such as AirDNA, Airbtics, AirROI or PriceLabs.
Get my free valuationEdinburgh works differently.
Every short-let in Scotland needs a licence from the council, and the whole of Edinburgh is a short-term let control area. Letting a whole home that isn't your main residence needs planning permission, which is often refused. If your home already has permission, or you want to let your own home while you're away, we can help. We'll tell you honestly on your free call.
Book a free callEdinburgh fills up every summer and every New Year.
The Old Town and New Town are a UNESCO World Heritage Site, and visitors come all year for the castle, the Royal Mile and the closes and courtyards around them.
August is unlike anywhere else in the UK, as the festivals fill every bed in the city. Rugby at Murrayfield, Hogmanay, graduations at the universities and visiting hospital staff keep demand going the rest of the year.
Areas we cover- AugustThe festivals, the busiest month of the year by far.
- SpringSix Nations rugby weekends at Murrayfield.
- SummerGraduations, tourists and the build-up to August.
- HogmanayNew Year celebrations pack the city centre.
A local manager in Edinburgh, not a call centre.
Your home in Edinburgh is looked after by a local manager from the Houst network who lives and works in the area. One person who knows your home, your guests and you.
One person, not a queue
No ticket numbers and no explaining your home to a stranger every time. Your manager already knows which key sticks and where the stopcock is.
Knows your area
Your manager knows when your city fills up, which streets guests book first, and which trades actually turn up on time.
Eyes on your home
Your home is checked after every stay, and on medium-term stays you get a photo report at least every 30 days, so you never have to wonder how it's looking.
Everything starts with a free discovery call with our team on Google Meet.
What the law asks of you, and what we handle.
Short-let rules change from time to time. Here is what applies in Edinburgh, and we'll keep you up to date once your home is live.
Short-term let licence
Required in ScotlandEvery short-let in Scotland needs a licence from the local council before taking bookings, and the licence number must appear on every listing.
Control area
Planning often neededThe whole of Edinburgh is a short-term let control area. Letting a whole home that isn't your main residence usually needs planning permission, which is often refused.
Visitor levy
Collected on bookingsEdinburgh charges a visitor levy on the first nights of each paid stay. The host collects it and pays it to the council, and we build it into your pricing and admin.
Safety
Part of your licenceYour licence comes with safety conditions, including gas and electrical checks, fire and carbon monoxide alarms, and the right insurance. We check these with you at onboarding.
Edinburgh landlords ask us.
Can I short-let my Edinburgh home?
Sometimes. You'll need a council licence, and if the home isn't your main residence, usually planning permission too. We'll tell you honestly where you stand on a free call.
Do I need a licence?
Yes. Every short-let in Scotland needs a licence from the council, and the number must appear on every listing.
What is the visitor levy?
A charge on the first nights of each paid stay in Edinburgh. The host collects it from guests and pays it to the council. We handle the admin.
Does the Renters' Rights Act apply in Edinburgh?
No. The Renters' Rights Act covers England. Scotland has its own rules, which we'll go through with you.
Which parts of Edinburgh do you cover?
The Old Town, New Town, Leith, Stockbridge, Bruntsfield, Marchmont, Morningside and Haymarket. Send us your postcode and we'll confirm.
What brings guests to Edinburgh
- A World Heritage city. Edinburgh's Old Town and New Town together form a UNESCO World Heritage Site, which keeps visitors coming all year, not only in August.
- Universities. The University of Edinburgh, founded in 1583, plus Heriot-Watt and Edinburgh Napier, bring graduations, conferences and visiting researchers.
- Finance and government. Edinburgh is one of the UK's biggest financial centres outside London, and the Scottish Parliament at Holyrood brings political and business visitors.
- Rugby at Murrayfield. Scotland's home rugby matches at Murrayfield, especially during the Six Nations, fill the city for whole weekends.
Every one of these brings guests on specific dates. We add them to your calendar and price those nights to match.
Guides for Edinburgh owners
- Edinburgh Christmas Market 2026: dates, the three sites and parking
- Parking in Edinburgh: street prices, Park & Ride and where to park (2026)
- Short-term let licence in Edinburgh: types, costs and how to apply
- Edinburgh's short-term let control area: when you need planning permission
- The Edinburgh visitor levy explained for short-let hosts
- Edinburgh festivals calendar for short-let hosts: August, Hogmanay and more
- Council tax, rates and running costs for Edinburgh short lets
- How much can you earn from a short let in Edinburgh? (2026)
Find out what your Edinburgh home could earn
Free valuation. Nobody rings you unless you ask them to.
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