Airbnb management in EdinburghAirbnb management in Edinburgh, done properly.
Full Airbnb and short-let management for homes in Edinburgh and East Lothian. We look after your guests, pricing, cleaning, repairs, licence and the Visitor Levy, so you get your evenings back and a clear statement every month.
A local team, not a national call centre
Airbnb management in Edinburgh is different from anywhere else in the UK. The whole city is a short-term let control area, the Visitor Levy started in July 2026, and a third of the year's income arrives in six weeks of August. Big national companies manage thousands of homes from a head office. We manage homes in the city we live in.
That means we know which streets go quiet at night, which tenement stairs need a word with the neighbours, how to price a Six Nations weekend and what the council's licensing team will ask for. It also means owners can reach a named person, not a ticket number.
- Based in Edinburgh, with homes across the city and East Lothian
- Fees published in full, lower than many Edinburgh managers
- Licence, planning and Visitor Levy handled for you
- Guests answered 9am to midnight, emergencies 24/7
- A clear monthly statement you can check yourself
- A free plan for your home before you decide anything
Full Airbnb management, from listing to payout
One team, one fee. No handing you between companies.
Listings that sell the nights
Professional photography, written listings and setup on Airbnb, Booking.com and more. We keep them fresh and answer every review.
Pricing, every night
Dynamic pricing with PriceLabs and a person checking it: the Fringe, Hogmanay, rugby weekends, graduations and quiet Tuesdays in February.
Guests, start to finish
Messages answered 9am to midnight, a 24/7 emergency line, ID checks before codes are sent, and a house guide with local tips.
Cleaning and linen
Hotel-standard cleans and fresh linen after every stay, checked against the photos. Restocking included.
Repairs and winter checks
Repairs booked and checked, larger ones agreed with you first. Boilers, pressure and heating checked before the cold arrives.
Licence and Visitor Levy
Your short-term let licence, renewals and certificates tracked. The 5% Visitor Levy collected and paid to the council.
Every owner starts somewhere different
Unhappy with your manager?
A free second opinion on your numbers, then a calm handover that keeps your bookings.
Switching manager › Hosting it yourselfDoing it all yourself?
Keep your listing and reviews, and hand over the messages, cleaning and pricing.
Self-hosting › Away for workWorking abroad?
Let your home while you're away, with your things kept safe and your dates kept free.
Letting while abroad ›What Airbnb management costs in Edinburgh
Edinburgh managers typically charge 12% to 20% of booking revenue, some plus VAT. Here's ours, in full.
New owner rate, every tier: sign by 31 December 2026 and pay 10% + VAT for your first four months. Net booking revenue is what guests paid after platform fees, cleaning and the Visitor Levy. You only pay when you earn.
What could your home earn in a year?
Choose the area and bedrooms for a typical year, from real market prices and what our homes earned.
Choose an area to see a typical year.
Fifteen areas, one local team
From the Royal Mile to the beach at Portobello and the harbour in North Berwick. Tap an area for typical nightly prices.
15 areas across Edinburgh and East Lothian
Choose a number on the map, or an area from the list, for typical nightly prices.
See the area ›Airbnb management across Edinburgh and East Lothian
Fifteen areas, one local team. Here's what similar homes list at in each, by size, and what it's like to let a home there.
| Area | 1 bed | 2 bed | 3 bed | Council |
|---|---|---|---|---|
| Old Town EH1, EH8 | £158 | £224 | £355 | Edinburgh |
| Abbeyhill and Easter Road EH7, EH8 | £158 | £224 | £355 | Edinburgh |
| New Town EH1, EH2, EH3 | £200 | £269 | £384 | Edinburgh |
| Canonmills and Inverleith EH3, EH5 | £200 | £269 | £384 | Edinburgh |
| Stockbridge EH3, EH4 | £200 | £269 | £384 | Edinburgh |
| Southside and Newington EH8, EH9 | £152 | £237 | £314 | Edinburgh |
| Bruntsfield and Marchmont EH9, EH10 | £175 | £260 | £377 | Edinburgh |
| Morningside EH10 | £175 | £260 | £377 | Edinburgh |
| Tollcross and West End EH3, EH10, EH11, EH12 | £175 | £260 | £377 | Edinburgh |
| Haymarket and Dalry EH11, EH12 | £175 | £260 | £377 | Edinburgh |
| Murrayfield and Corstorphine EH12 | £175 | £260 | £377 | Edinburgh |
| Leith and Newhaven EH6, EH7 | £147 | £201 | £345 | Edinburgh |
| Portobello EH15 | £147 | £201 | £345 | Edinburgh |
| Musselburgh EH21 | – | – | £170 | East Lothian |
| North Berwick EH39 | £163 | £196 | £215 | East Lothian |
Typical (median) nightly price listed by similar homes over the next 12 months. PriceLabs, September 2026. Listed prices, not guaranteed earnings.
- Old Town
- Abbeyhill and Easter Road
- New Town
- Canonmills and Inverleith
- Stockbridge
- Southside and Newington
- Bruntsfield and Marchmont
- Morningside
- Tollcross and West End
- Haymarket and Dalry
- Murrayfield and Corstorphine
- Leith and Newhaven
- Portobello
- Musselburgh
- North Berwick
Old TownEH1, EH8 · Royal Mile and Holyrood
The Royal Mile, the Castle, Holyrood and the Fringe venues on your doorstep. The Old Town has more visitors than anywhere else in Edinburgh, and homes that sleep families and groups do especially well.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £131 | £158 | £182 |
| 2 bed | £190 | £224 | £263 |
| 3 bed | £279 | £355 | £439 |
| 4 bed | £412 | £514 | £661 |
| 5 bed | £521 | £713 | £915 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes near the foot of the Royal Mile. Listed prices, not guaranteed earnings.
Families and groups on city breaks, Fringe performers and audiences, wedding parties, rugby fans and Hogmanay crowds.
August, Hogmanay and Six Nations weekends, with steady city-break demand from April to October.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Tenement stairs and closes: clear house rules and a word with neighbours matter more here than anywhere.
- Bins and access: communal bins and narrow closes. We plan check-in and cleaning around them.
- Larger homes of 3 bedrooms or more earn the most, because groups struggle to find space near the Royal Mile.
- Royal Mile
- Canongate
- Grassmarket
- Cowgate
- Holyrood
- Abbeyhill
- Dumbiedykes
- St Leonard's
Abbeyhill and Easter RoadEH7, EH8 · Arthur's Seat and Holyrood
Holyrood Park, Arthur's Seat, the Scottish Parliament and the foot of the Royal Mile, with Easter Road and Leith Walk a few minutes away. Abbeyhill gives guests the Old Town on foot at a better price.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £131 | £158 | £182 |
| 2 bed | £190 | £224 | £263 |
| 3 bed | £279 | £355 | £439 |
| 4 bed | £412 | £514 | £661 |
| 5 bed | £521 | £713 | £915 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in Abbeyhill. Listed prices, not guaranteed earnings.
Couples and families who want the Old Town on foot, walkers heading for Arthur's Seat, football fans and Fringe guests.
August and Hogmanay, then spring and autumn weekends for Holyrood Park and the Old Town.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Arthur's Seat and Holyrood Park are a selling point. We lead the listing with them.
- Colony flats have their own character, and their own neighbours. We brief guests properly.
- Match days at Easter Road lift demand. We price around the fixtures.
- Abbeyhill
- Milton Street
- The Colonies
- Easter Road
- London Road
- Montrose Terrace
- Meadowbank
- Holyrood
New TownEH1, EH2, EH3 · Georgian streets
Wide Georgian streets, Princes Street, George Street and the gardens. New Town homes attract guests who want space, character and a quieter base close to everything.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £172 | £200 | £237 |
| 2 bed | £233 | £269 | £331 |
| 3 bed | £325 | £384 | £476 |
| 4 bed | £527 | £630 | £717 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in the New Town and Broughton. Listed prices, not guaranteed earnings.
Couples and families on longer city breaks, business visitors, and guests who value a quieter, elegant base.
August and Hogmanay, then long spring and autumn weekends. Business stays fill midweek.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Period homes photograph beautifully. Good photos matter more here, because guests compare on style.
- Many buildings have factors and title deeds with rules on business use. We check them with you before you apply.
- Parking is limited and paid. We say so clearly in the listing to avoid bad reviews.
- George Street
- Queen Street
- Broughton
- York Place
- Dundas Street
- Dean Village
- Canonmills
- Stockbridge edge
Canonmills and InverleithEH3, EH5 · The Botanics and Inverleith Park
The Royal Botanic Garden, Inverleith Park and the Water of Leith, a short walk down to the New Town. Canonmills and Inverleith are quiet, green and loved by families.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £172 | £200 | £237 |
| 2 bed | £233 | £269 | £331 |
| 3 bed | £325 | £384 | £476 |
| 4 bed | £527 | £630 | £717 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around the neighbouring New Town, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from New Town, the closest area with enough data.
Families, longer city breaks, return visitors to Edinburgh and guests who want green space near the centre.
August and Hogmanay, then spring and early summer when the Botanics are at their best.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Families stay longer here. We set weekly prices and sensible minimum stays.
- Parking is easier than in the New Town, and we say so clearly.
- Gardens and outdoor space earn a premium. We photograph them properly.
- Canonmills
- Inverleith
- Brandon Terrace
- Warriston
- Goldenacre
- Trinity edge
- Eyre Place
- Rodney Street
StockbridgeEH3, EH4 · The village in the city
The Sunday market, independent shops, the Water of Leith walkway and the Botanic Garden. Stockbridge feels like a village ten minutes' walk from Princes Street, and guests love it for that.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £172 | £200 | £237 |
| 2 bed | £233 | £269 | £331 |
| 3 bed | £325 | £384 | £476 |
| 4 bed | £527 | £630 | £717 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around the neighbouring New Town, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from New Town, the closest area with enough data.
Couples, families and longer stays, return visitors to Edinburgh, and guests who want a neighbourhood with cafés and a market.
August and Hogmanay, then spring and early summer, when the Water of Leith and the Botanic Garden are at their best.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Guests stay longer here. We set minimum stays and weekly prices to match.
- Colony and main-door homes are rare. Show the front door and garden first.
- Parking is controlled. We give guests clear times and the nearest pay-and-display.
- Raeburn Place
- St Stephen Street
- The Colonies
- Comely Bank
- Inverleith
- Dean Village
- Circus Place
- Saxe-Coburg
Southside and NewingtonEH8, EH9 · Newington and the Meadows
Newington, the Meadows, the university and a short walk to the Old Town. Southside homes suit families, visiting academics and Fringe guests who want a calmer base.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £123 | £152 | £177 |
| 2 bed | £188 | £237 | £280 |
| 3 bed | £258 | £314 | £357 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in Newington. Listed prices, not guaranteed earnings.
Visiting families, university guests and graduations, Fringe audiences, and longer stays in term time.
August, then graduation weeks in June and July. Term-time stays keep spring and autumn busy.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Graduation weeks in June and July fill fast. We price them separately.
- Ground-floor flats with gardens are rare and earn a premium. Show the garden first.
- Longer stays in term time can fill quieter months.
- Newington
- Marchmont
- Sciennes
- The Meadows
- Nicolson Street
- The Grange
- Prestonfield
- Bruntsfield edge
Bruntsfield and MarchmontEH9, EH10 · The Meadows and Bruntsfield Links
Bruntsfield Links, the Meadows, independent shops and cafés, and a twenty-minute walk to the Castle. Bruntsfield and Marchmont are classic Edinburgh tenements with a neighbourhood feel.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £150 | £175 | £207 |
| 2 bed | £219 | £260 | £316 |
| 3 bed | £298 | £377 | £490 |
| 4 bed | £405 | £516 | £666 |
| 5 bed | £481 | £713 | £911 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around Tollcross and the West End, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from Tollcross and the West End, the closest area with enough data.
Families, visiting academics and university guests, Fringe audiences and couples who want a neighbourhood to come home to.
August, graduation weeks and Hogmanay, then spring weekends on the Meadows.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Tenement stairs need a good neighbour plan. We brief every guest on the stair.
- University and graduation weeks lift demand. We price them separately.
- Bay windows over the Links photograph beautifully. We lead with them.
- Bruntsfield Place
- Marchmont Road
- Warrender Park
- Bruntsfield Links
- Whitehouse Loan
- Spottiswoode
- Thirlestane Road
- Sciennes
MorningsideEH10 · Leafy, quiet and family-sized
Independent shops, the Dominion cinema, the Braid Hills and Blackford Hill, and a bus straight into town. Morningside suits families and guests who want a quieter Edinburgh.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £150 | £175 | £207 |
| 2 bed | £219 | £260 | £316 |
| 3 bed | £298 | £377 | £490 |
| 4 bed | £405 | £516 | £666 |
| 5 bed | £481 | £713 | £911 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around Tollcross and the West End, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from Tollcross and the West End, the closest area with enough data.
Families and groups, longer stays, visiting relatives and guests who prefer a quiet base.
August and Hogmanay, then summer holidays and longer spring stays.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Larger family homes do well here. We set them up for groups.
- Guests need the bus details. We put them up front.
- Longer stays suit Morningside. We price weekly as well as nightly.
- Morningside Road
- Church Hill
- Canaan Lane
- Merchiston
- Braid Hills
- Blackford
- Greenbank
- Holy Corner
Tollcross and West EndEH3, EH10, EH11, EH12 · Between the Castle and the Meadows
The King's Theatre, the Usher Hall, the Lyceum and a short walk to the Castle and Princes Street. Tollcross and the West End are where we look after the most homes.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £150 | £175 | £207 |
| 2 bed | £219 | £260 | £316 |
| 3 bed | £298 | £377 | £490 |
| 4 bed | £405 | £516 | £666 |
| 5 bed | £481 | £713 | £911 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in Tollcross. Listed prices, not guaranteed earnings.
Theatre and concert audiences, Fringe guests, business visitors near the West End and couples on city breaks.
August and Hogmanay, then theatre, concert and conference weeks all year.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Theatre and concert nights lift weekday demand. We price around the listings.
- Parking is paid and limited: we give guests clear times and nearby car parks.
- Buildings with several short lets need one standard for every flat. We run them as a set.
- Tollcross
- Home Street
- Fountainbridge
- Bruntsfield
- Lauriston
- Haymarket
- West End
- Lothian Road
Haymarket and DalryEH11, EH12 · The station, the tram and Murrayfield
Haymarket station, the tram to the airport and a walk to Murrayfield and the West End. Haymarket and Dalry suit rugby fans, business visitors and anyone arriving by train.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £150 | £175 | £207 |
| 2 bed | £219 | £260 | £316 |
| 3 bed | £298 | £377 | £490 |
| 4 bed | £405 | £516 | £666 |
| 5 bed | £481 | £713 | £911 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around Tollcross and the West End, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from Tollcross and the West End, the closest area with enough data.
Rugby fans and concert-goers, business visitors, train travellers and airport arrivals.
Six Nations weekends, big Murrayfield concerts, August and Hogmanay.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Murrayfield dates can outprice the Fringe. We open them early and price every one.
- The tram from the airport stops here. We say so in the listing.
- Business guests want fast Wi-Fi and a desk. We set homes up for them.
- Haymarket
- Dalry Road
- Roseburn
- Wester Coates
- Gorgie Road
- Fountainbridge
- West Coates
- Russell Road
Murrayfield and CorstorphineEH12 · Stadium, zoo and airport tram
Murrayfield Stadium, Edinburgh Zoo, the tram to the airport and quiet streets of family homes. Murrayfield and Corstorphine are busy on match and concert days, and calm the rest of the time.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £150 | £175 | £207 |
| 2 bed | £219 | £260 | £316 |
| 3 bed | £298 | £377 | £490 |
| 4 bed | £405 | £516 | £666 |
| 5 bed | £481 | £713 | £911 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around Tollcross and the West End, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from Tollcross and the West End, the closest area with enough data.
Rugby fans and concert-goers, families visiting the zoo, airport stays and groups who need parking.
Six Nations and autumn internationals, summer stadium concerts, August and Hogmanay.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Event dates sell out early. We open the calendar a year ahead.
- Houses with parking earn a premium. We show the driveway.
- Groups want beds more than space. We set homes up to sleep them well.
- Murrayfield
- Roseburn
- Corstorphine
- Edinburgh Zoo
- Balgreen
- Ravelston
- Carrick Knowe
- Saughtonhall
Leith and NewhavenEH6, EH7 · The Shore and Newhaven
The Shore's restaurants, Leith Walk, Newhaven harbour and the tram into town. Leith suits guests who want a local neighbourhood feel, and it's one of the more affordable places in Edinburgh to buy a short let.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £128 | £147 | £173 |
| 2 bed | £163 | £201 | £237 |
| 3 bed | £262 | £345 | £435 |
| 4 bed | £419 | £529 | £668 |
| 5 bed | £520 | £651 | £914 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in Leith and Newhaven. Listed prices, not guaranteed earnings.
Couples, food lovers, cruise passengers from Leith and Newhaven, and guests who like a neighbourhood feel.
August and Hogmanay, then the cruise season from April to October.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- The tram makes Leith easy to reach from the airport. We say so in the listing.
- One-bedroom homes are the most common, so good photos and reviews make the difference.
- Parking is easier than in the centre, which some guests will pay more for.
- The Shore
- Leith Walk
- Newhaven
- Easter Road
- Pilrig
- Bonnington
- Constitution Street
- Great Junction Street
PortobelloEH15 · Edinburgh's beach
Two miles of sand, the promenade and the swim club, twenty minutes from the city centre by bus. Portobello gives guests the seaside and the city in one stay.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £128 | £147 | £173 |
| 2 bed | £163 | £201 | £237 |
| 3 bed | £262 | £345 | £435 |
| 4 bed | £419 | £529 | £668 |
| 5 bed | £520 | £651 | £914 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around Leith and Newhaven, the closest area we have figures for. Listed prices, not guaranteed earnings. Figures from Leith, the closest area with enough data.
Families on school holidays, sea swimmers, dog owners, and visitors who want the beach and the city.
June to August and school holidays, with sunny spring weekends not far behind.
Edinburgh licence. A home you don't live in needs planning permission first. The 5% Visitor Levy is collected for you.
- Beach homes need a little more: outdoor showers, a sand policy and extra towels. We set them up.
- Dog-friendly homes stand out here. We help you decide, and price it in.
- Bus and parking details matter more than in the centre. We put them up front.
- Portobello Promenade
- Portobello High Street
- Joppa
- Brighton Place
- Bath Street
- Duddingston
- Craigentinny
- Musselburgh edge
MusselburghEH21 · Harbour, links and races
Fisherrow harbour, the racecourse, the old links and a short train ride into Edinburgh. Larger family homes do especially well here.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 3 bed | £139 | £170 | £266 |
| 4 bed | £287 | £384 | £476 |
| 5 bed | £428 | £543 | £686 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in Musselburgh. Listed prices, not guaranteed earnings.
Families and groups, golfers, race-day visitors, and festival guests who want space and a short train into town.
August, race days and golf weeks, then summer weekends by the sea.
Licence from East Lothian Council. No Edinburgh planning control area and no Visitor Levy.
- There's no Edinburgh Visitor Levy here, which keeps the total price lower for guests.
- Race days and golf weeks lift demand. We price around the fixtures.
- Larger homes earn the most. Groups get more space here than in the centre for the same money.
- Fisherrow
- Musselburgh High Street
- The Links
- Inveresk
- Wallyford
- Levenhall
- Beach Lane
- Eskside
North BerwickEH39 · Beaches and golf
Beaches, the harbour, the Seabird Centre, Berwick Law and some of the best golf in Scotland, about 35 minutes by train from Edinburgh. North Berwick is a holiday town in its own right.
| Home size | Lower quarter | Typical (median) | Upper quarter |
|---|---|---|---|
| 1 bed | £125 | £163 | £196 |
| 2 bed | £184 | £196 | £265 |
| 3 bed | £184 | £215 | £310 |
| 4 bed | £301 | £368 | £504 |
| 5 bed | £493 | £525 | £801 |
Typical nightly prices listed over the next 12 months (PriceLabs, September 2026), around our homes in North Berwick. Listed prices, not guaranteed earnings.
Families on summer holidays, golfers, walkers and birdwatchers, and weddings along the coast.
June to August and the big golf weeks, then Easter, October half-term and sunny spring weekends.
Licence from East Lothian Council. No Edinburgh planning control area and no Visitor Levy.
- No Edinburgh Visitor Levy here, which keeps the total price lower for guests.
- Golf weeks book a year ahead. We open the calendar early and price them properly.
- Family homes with gardens earn the most. We show the outside space first.
- High Street
- The Harbour
- West Bay
- Milsey Bay
- Quality Street
- Dirleton Avenue
- Gullane
- Dirleton
What better management changed
One price all year, then priced properly
4.2× the monthly booking revenue.
Sleeps five, near the centre
£66,000A year in gross booking revenue.
Busy outside August too
84%Of nights booked, against 72% for Edinburgh short lets overall.
Edinburgh's short-let rules, handled
Home letting licence
For your main home, let while you're away.
Read ›Secondary letting and planning
For a home you don't live in. Planning comes first.
Read ›Letting for the Fringe
Temporary exemptions, up to six weeks a year.
Read ›The Visitor Levy
5% for the first five nights, from 24 July 2026.
Read ›Three steps, no pressure
Your free plan
Four quick questions, about a minute. By 11am the next working day: earnings month by month, the licence route and every cost.
A visit or a call
Only if the plan fits. We look at the home together and answer everything.
Your home goes live
Photos, listings, pricing and setup, done by us. Your first statement at the end of the month.
In their own words
From owners we look after today. Read more reviews on our About page.
Professional management company. Luis and team are A+++ and take care of everything.
Craig Gray · Property ownerSince October 2023, very happy with the service. They respond quickly and keep me informed.
Anne Curran · Owner of several homesReliable and trustworthy. Extremely responsive and attentive to requests.
Alix Cohen · Home ownerProfessional, responsive, and always helpful. A smooth and stress-free process.
Dave Manthan · Property ownerIncredible service. Friendly and kind. Any worries or suggestions, they're on it.
James · Property ownerFantastic company, highly recommend it!
Naz · Property ownerCared for between every stay
Real homes we manage in and around Edinburgh, photographed as guests find them: fresh linen, a clean check against the photos, and the small things done.
Send us the link and we'll email an honest review within one working day: photos, title, price, calendar and reviews. Free, with no obligation. Get a free listing review ›
What Edinburgh owners ask us
What does Airbnb management in Edinburgh include?
Everything between the listing and your payout: photos and listings on Airbnb, Booking.com and more, pricing every night, guest messages 9am to midnight with a 24/7 emergency line, ID checks, check-in, cleaning and linen, repairs, reviews, the short-term let licence, the Visitor Levy and a monthly statement.
How much does Airbnb management cost in Edinburgh?
Edinburgh managers usually charge between 12% and 20%, plus VAT at some. Stays In charges from 15% + VAT of net booking revenue for 1 to 4 homes, 13.5% for 5 to 9 and 12% for 10 or more, with a one-off onboarding fee from £400 + VAT. New owners who sign by 31 December 2026 pay 10% + VAT for their first four months, on every tier.
What is net booking revenue?
What guests paid, after platform fees, the cleaning charge and the Visitor Levy are taken off. Our percentage is worked out on that figure, so you only pay on what your home actually earned.
Do I need a licence to run an Airbnb in Edinburgh?
Yes. Every short-term let in Scotland needs a licence, and a whole home that isn't your main home also needs planning permission in Edinburgh. We tell you which licence you need and prepare the application with you. See /licensing.
Which areas of Edinburgh do you cover?
All of Edinburgh and East Lothian, including the Old Town, Abbeyhill, the New Town, Canonmills, Stockbridge, Southside and Newington, Bruntsfield, Morningside, Tollcross, Haymarket, Murrayfield, Leith, Portobello, Musselburgh and North Berwick. See the areas we cover for typical nightly prices in each.
Do Airbnb prices differ much between Edinburgh areas?
Yes. For a 2-bedroom home, typical listed prices run from around £200 a night in Leith, Portobello and North Berwick to about £270 in the New Town, Stockbridge and Canonmills, and August and Hogmanay sit well above that everywhere. Size matters as much as area: homes that sleep groups near the centre are the hardest to find, so they earn the most.
Do the rules change outside the City of Edinburgh?
Yes. Musselburgh and North Berwick are in East Lothian: the licence comes from East Lothian Council, Edinburgh's planning control area doesn't apply, and there's no Edinburgh Visitor Levy.
How much can my Airbnb earn in Edinburgh?
It depends on the street, the size and the dates. A two-bedroom home in Southside typically lists at around £237 a night, and in the New Town around £269, with the Fringe and Hogmanay well above that. Your free plan gives month-by-month figures for your home.
Can I still use my home?
Yes. You block the dates you want in your owner login, and we let it around them.
How quickly can my home go live?
If it's already licensed, your plan gives a go-live date once we've visited. If it needs a licence, the council can take up to nine months and aims for about four, and we'll tell you the route and timing up front.
How do you protect my home?
Guests verify their identity before they get the access code. Every home has clear house rules, a Minut noise sensor and a clean and check after every stay. Damage is handled through the platforms' protection and any damage hold.
I already use another manager. Can I switch?
Yes. We start with a second opinion on your pricing, occupancy and costs, then plan the handover with you, including listings and future bookings.
Do you only list on Airbnb?
No. We list on Airbnb, Booking.com and other channels, so your calendar isn't relying on one platform.
Who will I deal with?
A local team of 17 led by three co-founders: Luis for strategy and systems, Solene for operations and guests, and Joanne for new owners, cleaning and property standards. You'll always know who to call.
Is your short-let manager working for you?
What good management looks like, the questions worth asking, and how switching works.
Get the free guideSee what your home could earn.
Tell us about your home and we'll send a plan made for it: what it could earn on your dates, the licence route and every cost. Free, by 11am the next working day.