Edinburgh

Tina-Dawn Hopking

Tina-Dawn Hopking - 1LET

“This quarter saw strong demand for affordable one and two bedroom properties across Edinburgh, while higher value homes are also attracting good interest when priced appropriately and offering quality presentation and convenient transport links. With rents now stabilising after several years of rapid growth, accurate pricing against comparable properties is more important than ever. Tenants are also becoming increasingly discerning about the condition and aesthetic of their home. Well-presented, well-priced properties continue to let well. For landlords, Edinburgh remains an active rental market with strong underlying demand supporting occupancy and rental values.”

Market Overview - Q3 2026

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 £1,154 2.3% 44.4% 63.0% 17 0 30% 82%
2 bed £1,495 1.1% 43.6% 58.9% 25 1 18% 69%
3 bed £2,100 2.5% 36.0% 60.7% 33 3 15% 58%
4 bed £2,940 4.1% 39.6% 67.9% 33 -3 12% 53%
All £1,629 2.0% 40.8% 60.8% 25 1 21% 70%

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 201.6 211.5 213.8 202.0
2026 201.6 213.7 218.1  

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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