Edinburgh
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Overview
Annual Rev
£55.3k
12 mo avg
↑7%
from prior 12 mo
Occupancy rate
🔒 6•%
12 mo avg
••.•%
from prior 12 mo
Avg daily rate
🔒 £2••
12 mo avg
••.•%
from prior 12 mo
Lead time
47 days
12 mo avg
↓14 days
from prior 12 mo
Revpar
£110
12 mo avg
↓12%
from prior 12 mo
Methodology note: Figures reflect Edinburgh market data as of May 2026. Data covers Airbnb, VRBO, and Booking.com listings. Values are seasonally influenced; rounding applied for readability.
Revenue per listing by bedroom
Bedroom count:
0
1
2
3
4+
Short-term rental supply growth
Performance metrics by bedroom
Bedrooms
Annual Rev
Supply
Revenue boost by amenity
| Amenity | Listings With | Revenue Boost | Revenue With | Revenue Without |
|---|---|---|---|---|
| Hot Tub | 52 (2%) | +£12,253 (+21%) | £70,306 | £58,054 |
| 🔒 Amenity | 🔒 5• (••%) | 🔒 +$5••• (+••%) | 🔒 $7•••• | 🔒 $7•••• |
| 🔒 Amenity | 🔒 5• (••%) | 🔒 +$5••• (+••%) | 🔒 $7•••• | 🔒 $7•••• |
| 🔒 Amenity | 🔒 5• (••%) | 🔒 +$5••• (+••%) | 🔒 $7•••• | 🔒 $7•••• |
| 🔒 Amenity | 🔒 5• (••%) | 🔒 +$5••• (+••%) | 🔒 $7•••• | 🔒 $7•••• |
Nightly rate by day of week
Occupancy rate by day of week
Listings by channel
Listings by rental type
Listings by amenities
Listings by size
4+ bedrooms (0%)
Listings by availability
Length of stay by bedroom
3 bedrooms (3.8 nights)
Studio (3.6 nights)
2 bedrooms (3.6 nights)
4+ bedrooms (3.6 nights)
1 bedroom (3.6 nights)
Cleaning fee by bedroom
4+ bedrooms (£140)
3 bedrooms (£108)
2 bedrooms (£87)
1 bedroom (£68)
Studio (£62)
Professional host share
Professionally managed (78%)
Independent hosts (22%)
As of May 2026, Edinburgh, Glasgow, Stirling have 3,287 active Airbnb and VRBO listings. This represents a 14% decrease from the previous year.
The average Airbnb or VRBO in Edinburgh generates £56K per year. High-performing properties earn £119K/year, while low-performing properties earn £21K/year. The substantial variance between top and bottom performers suggests that despite a 14% contraction in total supply, revenue generation remains heavily polarized by asset-specific appeal.
Airbnb and VRBO can be profitable in Edinburgh. Average annual revenue is £56K with 54% occupancy. High-performing properties earn up to £119K/year. With supply and revenue both trending downward by over 12%, the market indicates a tightening environment where revenue capture is increasingly concentrated in the upper tier.
The average occupancy rate for Airbnbs and VRBOs in Edinburgh is 54%. This occupancy level, combined with an average nightly rate of £256, results in a RevPAR (revenue per available room) of £101 per day.
4+ bedroom properties demonstrate the strongest performance in Edinburgh, with annual revenue of £86K. These properties balance operating costs and rental demand most effectively in the Edinburgh market. Property performance varies significantly by location, amenities, and management quality.
Short-term rental regulations vary by jurisdiction in the Edinburgh area. Edinburgh: Strict. Mandatory licensing since 2022, planning permission required, safety certificates needed. Active enforcement with fines and removal orders for unlicensed properties. Glasgow: Strict. Licensing mandatory since 2022, planning permission required, fire safety compliance. Active enforcement, council pursues unlicensed operators. Stirling: Strict. Licensing required since 2022, planning permission needed, safety standards enforced. Active council enforcement with penalties for non-compliance. Always verify current regulations with local authorities and obtain necessary permits before operating a short-term rental.
The Edinburgh Airbnb and VRBO market is currently showing balanced conditions. Supply has declined 14% year-over-year, while RevPAR has decreased 12%. This indicates balanced supply-demand dynamics. The parallel decline in both metrics suggests an overall market correction rather than a demand-side shock, stabilizing the competitive landscape for existing operators.
Launch around May, 2-3 months before peak summer season (August peaks). This pre-peak timing lets you build reviews when competition is -2% lower than peak months. Avoid launching during peak season when established listings dominate, or slow months (March-January) when gaining traction is harder.
The most common amenities in Edinburgh listings include: Kitchen (95%), Washing Machine (87%), Tv (87%), Heating (78%), Parking (46%). Amenities that boost revenue the most include Washing Machine, with Washing Machine properties earning approximately 23% more (£60K/year vs £49K/year).
Monthly estimated revenue per listing in Edinburgh over the last 12 months: May: £3K, June: £3K, July: £4K, August: £4K, September: £3K, October: £3K, November: £3K, December: £4K, January: £2K, February: £2K, March: £2K, April: £4K. These figures are based on RevPAR (revenue per available room) multiplied by the number of days in each month.
The overall average nightly rate in Edinburgh is £256, up 4% year-over-year. By property size: 1-bedroom properties average £181/night, 2-bedroom properties average £277/night, 3-bedroom properties average £391/night, 4+ bedroom properties average £610/night. Rates peak in August and are lowest in January.
Guests in Edinburgh book an average of 46 days in advance, down 23% from last year. By property size: 1-bedroom: 44 days, 2-bedroom: 48 days, 3-bedroom: 49 days, 4+ bedroom: 50 days. Larger properties tend to have longer booking windows as guests plan group trips further ahead.
Over the past year, the Edinburgh Airbnb and VRBO market has seen the following changes: supply declined 14%, revenue per listing decreased 12%, occupancy fell 2%, average nightly rates increased 4%, and lead time decreased 23%. Shorter lead times combined with rising rates suggest guests are booking more impulsively, while the supply contraction reflects a strategic exit of less competitive inventory.
In Edinburgh, Saturday sees the highest booking demand while Monday has the lowest. Nightly rates peak on Saturday and are lowest on Wednesday. Weekends show 23% higher occupancy than weekdays.