Average Monthly Rents in Edinburgh by Bedroom Type
The table below shows current average rents across Edinburgh, based on live rental listings. The 70th-percentile range gives the weekly rent band covering the middle 70% of the market.
| Bedrooms | Avg Weekly | Avg Monthly | 70% Range (weekly) | Annual Rent | Listings |
|---|---|---|---|---|---|
| 1-bed | £232/wk | £1,005 | £219 – £254/wk | £12,060 | 20 |
| 2-bed | £332/wk | £1,439 | £288 – £369/wk | £17,268 | 20 |
| 3-bed | £516/wk | £2,236 | £387 – £692/wk | £26,832 | 20 |
| 4-bed | £813/wk | £3,523 | £600 – £1,212/wk | £42,276 | 20 |
Source: PropertyData.co.uk (sampled from town centre). Updated April 2026.
Rent vs Yield: Which Bedroom Type Performs Best?
Higher rent does not always mean higher yield. The table below compares monthly rent against asking price to reveal which bedroom type delivers the best return on investment in Edinburgh.
| Bedrooms | Monthly Rent | Asking Price | Gross Yield | Annual Income |
|---|---|---|---|---|
| 1-bed BEST YIELD | £1,005 | £170,000 | 7.1% | £12,060 |
| 2-bed | £1,439 | £259,400 | 6.7% | £17,268 |
| 3-bed | £2,236 | £492,000 | 5.5% | £26,832 |
| 4-bed | £3,523 | £669,000 | 6.3% | £42,276 |
Detailed Breakdown by Bedroom Type
1-Bedroom
7.1% yield2-Bedroom
6.7% yield3-Bedroom
5.5% yield4-Bedroom
6.3% yieldWhat Landlords Should Know About Renting in Edinburgh
Edinburgh is a university town with 4 major institutions (University of Edinburgh, Edinburgh Napier University, Heriot-Watt University, Queen Margaret University). Student demand creates seasonal patterns — expect peak letting activity in June–September for the academic year. HMO properties near campuses typically command premium per-room rents.
HMO licensing: Edinburgh operates under Scotland's mandatory HMO licensing regime. Any property let to 3+ unrelated tenants requires an HMO licence from the City of Edinburgh Council. Scotland's HMO licensing is more prescriptive than England's, with specific room size and amenity requirements. Note: Scotland uses Land and Buildings Transaction Tax (LBTT) instead of SDLT, with different rates and an Additional Dwelling Supplement (ADS) of 8%.
For the full investment picture — including stamp duty costs, yield analysis, and area recommendations — see our complete Edinburgh investment guide.
Frequently Asked Questions
Quick answers to the most common questions about this topic.
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Disclaimer: Rental data is sourced from PropertyData.co.uk and reflects current listing averages, not guaranteed achievable rents. Actual rents depend on property condition, exact location, furnishing, and market conditions at the time of letting. This does not constitute financial or investment advice.