nightlydata

United Kingdom · Scotland

Short-term rental rules in Edinburgh

Last updated May 16, 2026 Verified May 16, 2026

Legal regime

Short-Term Let (STL) licensing scheme mandatory : operating without licence is a criminal offence with maximum fine of GBP 2,500. Four licence types : (1) Secondary letting - property not your normal residence ; (2) Home letting - your own home while absent ; (3) Home sharing - your own home while present ; (4) Home letting and home sharing combined. Whole-dwelling secondary letting may also require planning permission. Visitor Levy : 5% of accommodation cost, applied to first 5 consecutive nights per stay, effective 24 July 2026.

Key parameters

License required
Yes
Max nights/year
No cap specified

License process

Application via Edinburgh Council civic and miscellaneous licensing submission form. Documentation upload + non-refundable application fee. Fees vary by licence type and category - check current fees on edinburgh.gov.uk before applying.

Applicable taxes

  • Visitor Levy

    Rate: 5% · Basis: 5% of accommodation cost per night, charged on first 5 consecutive nights of stay only; effective 24 July 2026 (Visitor Levy (Scotland) Act 2024)

Recent changes

  • 2025-01-24

    Edinburgh Council formally agreed to introduce the Edinburgh Visitor Levy — Scotland's first visitor levy. Rate: 5% of accommodation cost, capped at first 5 consecutive nights. Effective for stays on or after 24 July 2026 booked from 1 October 2025.

    Source ↗

  • 2026-07-24

    Edinburgh Visitor Levy enters into effect. Applies to all paid overnight accommodation (including STLs) for stays from 24 July 2026 booked on or after 1 October 2025. Operators collect and remit to Council; first returns due October 2026.

    Source ↗

Official sources