The average Edinburgh short let takes about £56,000 a year in bookings, according to BNBCalc's Edinburgh market data, based on 12-month averages to September 2026. Larger homes earn far more: the average 4+ bedroom listing takes £112,000. Here's what Edinburgh short lets earn by size, and how that compares with renting to a tenant.
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Key takeaways
- The average Edinburgh short let takes about £56,000 a year in bookings.
- Listings are booked on about 60% of nights, at an average of £238 a night.
- 4+ bedroom homes average about £112,000 a year in bookings.
- The ONS average Lothian area rent is £1,415 a month, with the tenant paying bills.
- Compare what's left after every cost, not the headline figures.
Contents
- What does the average Edinburgh short let earn?
- What do Edinburgh short lets earn by size?
- How does that compare with renting to a tenant?
- Can you actually run a short let in Edinburgh?
- What drives Edinburgh bookings?
- Who runs Edinburgh short lets?
- What do guests pay more for?
- Check the numbers for your home
- Frequently asked questions
What does the average Edinburgh short let earn?
BNBCalc's figures for the 12 months to September 2026:
- Average bookings of about £56,000 a year per listing, up 7% on the year before.
- Listings booked on about 60% of available nights, down 3%.
- An average nightly rate of £238, up 13%.
- Guests booking about 49 days ahead.
What do Edinburgh short lets earn by size?
| Size | Bookings a year | About a month | Average cleaning fee |
|---|---|---|---|
| Studio | £20,600 | £1,720 | £65 |
| 1 bedroom | £41,100 | £3,420 | £69 |
| 2 bedrooms | £59,800 | £4,980 | £87 |
| 3 bedrooms | £78,300 | £6,520 | £106 |
| 4+ bedrooms | £112,000 | £9,330 | £137 |
These are booking figures before platform fees, management and running costs. Source: BNBCalc Edinburgh market data.
How does that compare with renting to a tenant?
The ONS puts the average Lothian area private rent at £1,415 a month in August 2026. By size, the ONS gives £1,035 for one bedroom, two bedrooms £1,324, three bedrooms £1,703, and four or more bedrooms £2,768.
The gap looks biggest for larger homes: a 4+ bedroom short let averages about £9,330 a month in bookings, against about £2,768 in rent. But the honest comparison is what's left after costs. With a tenant, they pay the bills. With a short let, you pay management, cleaning, bills, council tax and insurance. Our short-let vs long-let calculator does the sum for your home.
Can you actually run a short let in Edinburgh?
This matters more than any average. Every short let in Edinburgh needs a licence from the council, and the whole city is a short-term let control area. Letting a whole home that isn't anyone's main home needs planning permission, and most applications are refused. Since 24 July 2026, paid overnight stays also carry a 5% visitor levy.
BNBCalc's averages cover all current Edinburgh listings, many of which were licensed or had permission before the rules tightened. Check your own position before relying on these figures. Read the Edinburgh short-term let licence, Edinburgh's control area and the visitor levy.
What drives Edinburgh bookings?
Edinburgh is busiest in August, when the Festival Fringe and the International Festival fill the city, and guests book further ahead than almost anywhere in the UK. Hogmanay and a steady flow of city breaks keep demand up the rest of the year. Read our Edinburgh festivals calendar.
Who runs Edinburgh short lets?
Most are professionally run. BNBCalc's data shows Professionally managed (78%) of Edinburgh listings, with the rest run by independent hosts. Airbnb carries most listings, at 82%, with 18% on Vrbo and 0% on Booking.com.
What do guests pay more for?
BNBCalc compares what listings earn with and without certain features. In Edinburgh, listings with a washing machine earned about 22% more, and listings with a hot tub about 22% more. Bigger homes are more likely to have these features, so part of the difference comes from size, not the feature alone.
Check the numbers for your home
Our Edinburgh short-let management team will show you likely earnings after fees, based on homes like yours. Get your free valuation and see whether the numbers work for your home.
Frequently asked questions
How much can you earn on Airbnb in Edinburgh?
The average Edinburgh short let takes about £56,000 a year in bookings, according to BNBCalc's 12-month averages to September 2026.
What occupancy do Edinburgh short lets get?
About 60% of available nights, at an average of £238 a night.
How much does a 2-bed short let earn in Edinburgh?
About £59,800 a year in bookings, or roughly £4,980 a month, before fees and costs.
Is a short let better than renting in Edinburgh?
Often, for larger homes, but compare what's left after costs. The ONS average Lothian area rent is £1,415 a month.
Which platforms do Edinburgh hosts use?
Mostly Airbnb, with 82% of listings, followed by Vrbo at 18% and Booking.com at 0%.
Related guides
Sources
This is general information, not legal or tax advice. It is our own interpretation of the rules and figures as they stand on the date shown above, and they can change. Speak to a qualified solicitor or accountant before you act on anything here.