United Kingdom · Scotland
Short-term rental rules in Edinburgh
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.
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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.
Official sources
- https://www.edinburgh.gov.uk/licences-permits/licences-permits-applications/10
- https://www.edinburgh.gov.uk/licences-permits/short-term-lets-public-register
- https://www.edinburgh.gov.uk/downloads/file/32060/short-term-lets-policy
- https://www.gov.scot/publications/short-term-lets/
- https://www.edinburgh.gov.uk/visitorlevy
- https://www.edinburgh.gov.uk/business/scheme-edinburgh-visitor-levy
Frequently asked questions
- Do you need a licence or registration to run a short-term rental in Edinburgh?
- Yes, a licence or registration is recorded as required to run a short-term rental in Edinburgh (per this tracker, as of May 16, 2026). See the details on this page for the process and any conditions. Verify against the official sources listed on this page before relying on it for an operational decision.
- What taxes apply to short-term rentals in Edinburgh?
- Short-term rentals in Edinburgh are recorded as subject to: 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)) (per this tracker, as of May 16, 2026). Confirm the current rates with the official source before pricing or filing.