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Edinburgh

Hannah Doig

Hannah Doig - Clan Gordon

“Edinburgh’s rental market in Q2 continues to undergo a significant shift. After years of limited supply, the influx of new listings and a slowdown in tenant demand are leading to longer letting times and more competitive pricing. However, demand remains strong for HMO and student properties, with high levels of interest per property and rents continuing to rise. Additionally, the Scottish Government’s proposed changes to Energy Performance Certificate (EPC) regulations, expected to be introduced in 2026, should hopefully provide clearer information on energy efficiency and emissions, and landlord responsibilities.”

Market Overview - Q2 2025

BedsAverage
Rent		Rent Change
1yr		Rent Change
5yrs		Rent Change
10yrs		Av. TTL
(days)		TTL Change
YoY		Let within
a week		Let within
a month
1 bed £1,097 1.6% 40.1% 73.9% 23 6 19% 72%
2 bed £1,430 -0.9% 40.1% 68.2% 30 7 13% 61%
3 bed £2,089 1.5% 44.7% 73.1% 28 -1 17% 67%
4 bed £2,933 2.5% 42.1% 77.3% 26 5 23% 72%
All £1,580 0.4% 40.8% 71.2% 27 5 17% 67%

Average Rent (pcm) by Number of Bedrooms

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Average Time To Let (TTL) by Number of Bedrooms

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Rental Index (base Q1 2008)

YearQ1Q2Q3Q4
2008 100.0 100.1 102.0 102.3
2009 99.2 96.9 97.6 98.3
2010 99.1 101.1 100.7 103.2
2011 102.5 102.9 104.8 104.3
2012 105.5 105.9 106.2 109.6
2013 109.4 109.5 109.8 110.0
2014 113.5 115.1 117.3 120.5
2015 122.1 123.6 126.1 127.2
2016 130.1 132.0 135.6 131.7
2017 136.9 138.8 140.3 136.0
2018 142.2 145.5 148.3 146.6
2019 149.3 151.5 153.7 151.4
2020 152.9 150.2 152.5 145.2
2021 142.3 149.3 154.9 159.6
2022 162.5 171.8 177.6 183.4
2023 183.7 197.7 207.0 201.2
2024 198.3 210.7 213.9 200.9
2025 201.6 211.5    

Market Composition

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Yield by Popular Postcode (Flats):

Postcode20172018201920202021
EH3 4.00% 3.70% 3.90% 3.60% 3.8%
EH7 5.60% 5.00% 5.50% 5.00% 5.1%
EH8 7.00% 7.00% 6.30% 6.60% 6.4%
EH9 4.80% 4.80% 5.10% 4.70% 4.8%
EH10 4.20% 4.10% 4.20% 3.80% 3.9%
EH11 5.80% 5.80% 5.80% 5.60% 5.3%
EH12 4.70% 4.90% 4.90% 4.70% 4.6%
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Flats to rent in Edinburgh Houses to rent in Edinburgh
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