Edinburgh

Pauline Smith

Pauline Smith - Watt Property

“The pause in student pressure and demand often offers a market breather at this time of year, but with many short-term let properties becoming available for residential tenancies, we are finding that the supply of properties remains high, as does demand. We continue to see high demand for 1 & 2 bed properties particularly within the EH6 & EH7 postcodes, with properties being snapped up at the first viewing on most occasions. However, we are noting that more landlords are opting to leave the market at the end of a tenancy compared to previous years, which is likely to result in reduced supply going into Q4.”

Market Overview - Q3 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 £1,129 2.1% 40.4% 74.8% 17 3 28% 84%
2 bed £1,479 -0.7% 41.9% 68.5% 24 6 18% 71%
3 bed £2,049 -1.0% 40.4% 72.0% 30 4 18% 60%
4 bed £2,825 0.2% 39.0% 67.1% 36 6 13% 55%
All £1,597 -0.1% 40.2% 69.5% 24 4 21% 72%

Average Rent (pcm) by Number of Bedrooms

Average Time To Let (TTL) by Number of Bedrooms

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 201.6 211.5 213.8  

Market Composition

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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