Rental Yield Calculator, Edinburgh
Free rental yield calculator. Enter property value, monthly rent, void weeks, and annual costs to instantly see gross yield, net yield, annual rental income, and monthly cash flow. Includes yield benchmark guide for UK and international property investors.
Calculate rental yield for buy-to-let properties in Edinburgh. Edinburgh's property market is characterised by high demand from students, professionals, and tourists, combined with limited housing supply in the city centre. Gross yields typically range from 4–6.5%, with student HMOs and short-term lets offering higher returns but greater regulatory complexity.
Edinburgh operates under Scottish tenancy law (Private Residential Tenancy), which differs significantly from English tenancy law. Short-term let licensing is now mandatory in Edinburgh. LBTT and ADS apply to purchases (not SDLT). Yields are typically lower in the Old Town and New Town; outer areas like Leith, Gorgie, and Craigmillar offer higher returns.
Weeks the property is empty (typical: 2-4)
Insurance, agent fees, maintenance, etc.
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General calculator →Frequently Asked Questions, Rental Yield Calculator in Edinburgh
What tenancy law applies to Edinburgh landlords?↓
Edinburgh landlords must use the Private Residential Tenancy (PRT), which was introduced in Scotland in December 2017. PRTs have no fixed end date and cannot be ended simply by giving notice, landlords must use one of 18 specified grounds for repossession. Rent increases must be preceded by 3 months' written notice. These rules are significantly different from English assured shorthold tenancies.
What are the rules for short-term lets in Edinburgh?↓
Edinburgh introduced mandatory short-term let licensing in 2022, one of the strictest in the UK. All short-term let properties (including Airbnb) must have a licence from the City of Edinburgh Council. Edinburgh is also a Short-Term Let Control Zone, meaning planning permission is required to change a property's use from residential to a secondary letting. This significantly limits new Airbnb-style operations.
What are typical rental yields in Edinburgh by area?↓
Edinburgh yields vary significantly: New Town and Old Town typically yield 3.5–5% gross due to high purchase prices. Leith (EH6) and Gorgie (EH11) offer 5–6.5% gross. Craigmillar, Broomhouse, and outer Edinburgh can achieve 6–7% gross. Student areas near the University of Edinburgh (Marchmont, Bruntsfield) are popular but yields are compressed by high competition. HMOs near the university can yield 7%+ but require licences.
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