Is Edinburgh or Glasgow better for buy-to-let?

Glasgow has the higher average gross yield at 6.5%, while Glasgow has the lower average purchase price at £185,000. Higher-yield markets suit cash-flow investors; lower-yield, higher-price markets tend to be capital-growth plays.

What is the average rental yield in Edinburgh?

The average gross rental yield in Edinburgh is approximately 4.2%. On a typical £335,000 property that works out at roughly £1,173 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

What is the average rental yield in Glasgow?

The average gross rental yield in Glasgow is approximately 6.5%. On a typical £185,000 property that works out at roughly £1,002 per month in rent before mortgage costs, letting fees, insurance and maintenance. Net yield after costs is usually 1.5–2.5 percentage points lower.

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Location comparison

Edinburgh vs Glasgow for Property Investment

Glasgow leads on gross yield at 6.5%, while Glasgow has the lower entry price at £185,000. Here is how the two markets compare on yield, price, deposit and tenant demand.

Edinburgh vs Glasgow at a glance

Metric	Edinburgh	Glasgow
Average gross yield	4.2%	6.5%
Average property price	£335,000	£185,000
Implied monthly rent	£1,173	£1,002
25% deposit	£83,750	£46,250
Stamp duty (additional property)	£21,000	£9,250
Population	525,000	635,000
Region	Scotland	Scotland
Investor rating	Excellent	Excellent

Edinburgh

Expect a spread of semi-detached family homes, period conversions and new-build apartment schemes, with terraces concentrated in the older inner areas. Tenant demand is underpinned by seasonal and holiday-let demand, public-sector employers including hospitals and councils, supported by a population of around 525,000. On the average £335,000 purchase, a 4.2% gross yield implies roughly £1,173 per calendar month in rent — a useful sanity check when you are reviewing a listing. Scottish capital with strong tourist and professional demand.

Consider carefully
Standard buy-to-let
Workable
HMO / rent by the room
Workable
First-time landlord

Full Edinburgh guide

Glasgow

Typical stock is a mix of terraces, ex-council semis and a growing number of apartment conversions closer to the centre. Tenant demand is underpinned by public-sector employers including hospitals and councils, local employment in services, healthcare and logistics, supported by a population of around 635,000. On the average £185,000 purchase, a 6.5% gross yield implies roughly £1,002 per calendar month in rent — a useful sanity check when you are reviewing a listing. Scotland's largest city with diverse economy and high yields.

Strong fit
Standard buy-to-let
Workable
HMO / rent by the room
Strong fit
First-time landlord

Full Glasgow guide

Which is the better investment?

If monthly cash flow is your priority, Glasgow is the stronger option on paper at 6.5% gross. If you want the lower capital commitment, Glasgow needs around £46,250 as a 25% deposit. Averages only take you so far, though — run the actual listing through PropertyROI before you offer.

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