Edinburgh
Scottish capital. Festival city with strong STR season. Regulated but active market.
* Exchange rates shown for illustration only, based on ECB mid-market rate. Actual transactions may be subject to conversion fees.
Local STR Rules — Edinburgh
Scotland licensing scheme; no rent-control areas designated yet (earliest post-May 2027). 8% Additional Dwelling Supplement.
Market Analysis — Edinburgh
Key demand drivers and main investment risks
✅Demand Drivers
- •UNESCO Old Town + tight greenbelt = supply-constrained
- •Major financial center — Standard Life, Baillie Gifford HQ
- •University of Edinburgh — global top 20, strong rental demand
- •Worlds largest arts festival — 4M+ visitors in August
⚠️Key Risks
- •LBTT + Additional Dwelling Supplement = 10%+ for investors
- •Scottish independence debate creates policy uncertainty
- •Scotlands strict short-term let licensing since Oct 2022
Schools: curricula and languages of instruction
This reports which school curricula and languages of instruction are available to a child in this city — not how many foreign residents live here.
Public schools: languages of instruction: English; Gaelic; Scottish Gaelic; Scottish Gaelic (medium) · Source
Bun-sgoil Taobh na Pàirce
Curricula: Curriculum for Excellence; Curriculum for Excellence (Gaelic medium); Scottish Curriculum for Excellence (Gaelic Immersion); Scottish Curriculum for Excellence (Gaelic Medium Education)
Language of instruction: Gaelic · Language source
Source · Checked:
Fettes College
Curricula: A Level; British Curriculum; Cambridge IGCSE; Cambridge International A Levels; GCSE; IB Diploma Programme; iGCSE; International Baccalaureate
Language of instruction: ENGLISH
Source · Checked:
George Watson's College
Curricula: IB Diploma Programme; IB Diploma Programme (IB register, authorised 18 November 2010); Scottish curriculum; Scottish Curriculum for Excellence; Scottish National Qualifications (National 5, Highers, Advanced Highers); SQA Advanced Highers; SQA Highers
Language of instruction: ENGLISH
Source · Checked:
St George's, Edinburgh
Curricula: A Level; Advanced Highers; GCSE; Highers; iGCSE; International curriculum (school-described); National 4; National 5
Stages or ages: 2–18
Language of instruction: not stated by the source
Source · Checked:
Listed alphabetically — not a ranking or a recommendation. Compiled from public sources; confirm details with the school.
Properties in Edinburgh
1912 for sale·2130 for rent
Properties for Sale in Edinburgh
Latest Listings
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Apartment · 75 m² in Bruntsfield
Apartment in Bonnyrigg
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Apartment · 48 m² in Leith
Apartment in Marchmont
Yield by Neighborhood — Edinburgh
Microzone investment comparison — CASABROVA
| Neighborhood | Price/m² | STR Yield | STR Status | Character |
|---|---|---|---|---|
| Morningside | £4,388–£6,329 (₪18,107–₪26,117) | 3%–5% | License Required | Premium south-Edinburgh tenement Edwardian, top schools catchment, Victorian villas |
| Bonnyrigg borders railwayfamilybioquarter | £1,856–£2,700 (₪7,661–₪11,143) | 5%–6% | License Required | Borders Railway connected; BioQuarter proximity; family-friendly commuter town |
| Dunfermline valuelogisticsyield | £1,519–£2,194 (₪6,268–₪9,054) | 5.5%–7% | License Required | |
| Granton waterfrontvalueregeneration | £2,532–£4,219 (₪10,447–₪17,411) | 6.5%–9.5% | License Required | |
| New Town heritagepremiumfestival str | £5,907–£9,282 (₪24,375–₪38,304) | 6%–9% | License Required | Georgian architecture. UNESCO World Heritage. Premium professional tenants. Festival STR goldmine. |
| Portobello seasidefamilygrowing | £3,375–£5,063 (₪13,929–₪20,893) | 6%–9% | License Required | |
| Leith portregenerationfoodie | £3,375–£5,485 (₪13,929–₪22,634) | 6.5%–9.5% | License Required | |
| Musselburgh commuteruniversitytram | £2,110–£3,038 (₪8,706–₪12,536) | 5.5%–6.5% | License Required | |
| Marchmont studentuniversityvictorian | £4,219–£6,329 (₪17,411–₪26,117) | 5.5%–8% | License Required | Classic student area near University. Consistent demand. Victorian tenements. |
| Corstorphine | £2,700–£3,713 (₪11,143–₪15,322) | 4%–7% | License Required | West Edinburgh family suburb, tram, Murrayfield Stadium adjacent, schools |
| Stockbridge villageaffluentmarket | £5,063–£7,595 (₪20,893–₪31,340) | 5.5%–8% | License Required | Village within a city. Sunday market. Affluent families and professionals. |
| Bruntsfield familygreenindependent shops | £4,641–£7,173 (₪19,152–₪29,599) | 5.5%–8% | License Required | Links green space. Independent shops. Families and academics. |
Yield and price ranges are internal AI-research estimates from public real-estate portals (Tranio, Investropa, Globes, etc.), refreshed quarterly. Not primary-source data.
Investment Areas in Edinburgh
Morningside
Premium south-Edinburgh tenement Edwardian, top schools catchment, Victorian villas
Price from £4,388/m² (₪18,107/m²)
Bonnyrigg
Borders Railway connected; BioQuarter proximity; family-friendly commuter town
Price from £1,856/m² (₪7,661/m²)
Dunfermline
Price from £1,519/m² (₪6,268/m²)
Granton
Price from £2,532/m² (₪10,447/m²)
New Town
Georgian architecture. UNESCO World Heritage. Premium professional tenants. Festival STR goldmine.
Price from £5,907/m² (₪24,375/m²)
Portobello
Price from £3,375/m² (₪13,929/m²)
Leith
Price from £3,375/m² (₪13,929/m²)
Musselburgh
Price from £2,110/m² (₪8,706/m²)
Marchmont
Classic student area near University. Consistent demand. Victorian tenements.
Price from £4,219/m² (₪17,411/m²)
Corstorphine
West Edinburgh family suburb, tram, Murrayfield Stadium adjacent, schools
Price from £2,700/m² (₪11,143/m²)
Stockbridge
Village within a city. Sunday market. Affluent families and professionals.
Price from £5,063/m² (₪20,893/m²)
Bruntsfield
Links green space. Independent shops. Families and academics.
Price from £4,641/m² (₪19,152/m²)
Editorial | CASABROVA
All articles →CASABROVA Global Investor Briefing — October 2026
The board barely moved: twenty-one of twenty-nine markets are unchanged, and the three that crossed two points did so because our own readings changed, not because anything happened in those markets. The top is now a three-way tie — Estonia 74.6, Poland 74.3, Slovenia 74.3 — with three tenths of a point between first and third.
CASABROVA Global Investor Briefing — September 2026
The Score did not move: no market changed by even half a point, and Estonia edged past Poland into #1 by 0.20 — inside the noise. What moved was the cost of money, and in opposite directions: New Zealand and Korea raised, Israel cut, Canada held, and 12-month Euribor crossed 3%. House prices rose in 25 of the 27 markets we can price for 2025, led by Hungary at +18.3%; only Canada and New Zealand fell.
Q2 2026 Investor Briefing
Our quarterly cross-market briefing: twenty-nine markets, the cost of borrowing as a foreign buyer, cycle position, tax by nationality, and the CASABROVA Score.
CASABROVA Global Investor Briefing — June 2026
June’s briefing is a one-time Score reset: Netherlands, Ireland and Poland cluster at the top; Spain, Portugal and Czechia remain in withdrawal; Greece is at peak; Germany and the UK move toward recovery; Romania enters the Virtual Portfolio.
Global Investor Briefing — May 2026
Scores were stable this month — the real stories are a generational currency window for shekel buyers, Greece emerging as a withdrawal candidate while Spain surprisingly holds at peak, and three markets moving from correction into recovery.
The Silent Wealth Migration: Capital Flight from the UK to Cyprus and the UAE
The UK Non-Dom regime is dead. CASABROVA tracks where UHNWI capital is flowing — and the luxury property squeeze it will trigger in Cyprus and Dubai.
Market Review — Edinburgh
Edinburgh combines world-class tourism with Scotland's strongest professional rental market. Average prices of ~£280,000 are comparable to Birmingham but with higher STR yields of 7–9% driven by the Edinburgh Festival Fringe (August) and year-round cultural tourism. The city's UNESCO World Heritage status and constrained housing supply create persistent upward pressure on both rents and prices.
Scotland operates under a separate legal system with different property taxes: Land and Buildings Transaction Tax (LBTT) replaces Stamp Duty, with rates starting at 2% above £145,000 and a 6% Additional Dwelling Supplement. Non-residential rates differ from England. Rental regulation is evolving — Scotland introduced rent caps in 2022, though these primarily affect existing tenancies rather than new lets.
Key considerations: Edinburgh's student population (University of Edinburgh, Heriot-Watt) sustains LTR demand, while festival season can deliver premium nightly rates of £150–300 for well-located STR properties. The city's compact size means most investment-grade properties are within walking distance of major attractions.
Last updated: April 25, 2026
Discussions — Edinburgh
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