What a home costs in Edinburgh
A typical two-bed flat to rent in Edinburgh comes to £1,671 a month once the bills are added, or £835 each for two people. A one-bed for one person comes to £1,312, at council tax band D.
In Edinburgh, that's £519 a month more than the average two-bed across Scotland (£1,152), both at band D.
With band D council tax, bills add 26% to a two-bed's rent here: 306th of the 348 councils with a published rent, where 1st is where they add the most. Council tax is the biggest bill, at £135.50 a month at band D, £3 less than the average across Scotland.
Estimate · figures checked 18 Oct 2026 · guidance, not advice · sources
Each month in Edinburgh
| A month | One-bed, one person | Two-bed, two people |
|---|---|---|
| Rent | £1,035.00 | £1,324.00 |
| Council tax (band D) | £101.63 | £135.50 |
| Energy | £86.73 | £108.90 |
| Water and sewerage | £40.77 | £54.36 |
| Broadband | £28.00 | £28.00 |
| TV licence | £15.00 | £15.00 |
| Contents insurance | £4.92 | £4.92 |
| All in | £1,312.05 | £1,670.69 |
Council tax in Edinburgh by band, 2026/27
| Band | A year | A month |
|---|---|---|
| A | £1,084.03 | £90.34 |
| B | £1,264.71 | £105.39 |
| C | £1,445.38 | £120.45 |
| D | £1,626.05 | £135.50 |
| E | £2,136.45 | £178.04 |
| F | £2,642.33 | £220.19 |
| G | £3,184.35 | £265.36 |
| H | £3,983.82 | £331.99 |
Energy and water
Edinburgh is in Ofgem's South Scotland price cap region. From 1 October to 31 December 2026, by Direct Debit: electricity 26.11p a kWh and 61.41p a day; gas 7.87p a kWh and 29.89p a day.
In Edinburgh, Scottish Water supplies water and takes waste water away. Its charges are billed with council tax: £652.32 a year at band D, with the same 25% discount for one person.
Rents and prices
The average private rent (ONS, August 2026) is £1,035 a month for a one-bed and £1,324 for a two-bed, £1,415 across all homes, up 1.6% on a year earlier. The average flat sold for £246,563 (UK House Price Index, July 2026).
Change any figure for Edinburgh