Rental yield in Glasgow: typical 6.5–7.5% gross (UK, 2026)
Glasgow rental yields land 6.5–7.5% gross — a 2-bed central flat at £165,000 with £1,000 monthly rent gives 7.3% gross. Net yields land around 5%. Scottish PRT regime and rent-cap policy matter for net returns.
Running costs (optional, annual)
Gross yield: 0.00%
Net yield: 0.00%
Yield is one measure of rental return — it ignores capital growth, mortgage interest and tax. Use alongside a proper cash-flow projection.
Glasgow BTL benchmarks in 2026
Median sale price for a 2-bed Glasgow flat: around £165,000. Median achievable rent: £1,000/month. Headline gross yield:
£1,000 × 12 ÷ £165,000 = 7.3%
Glasgow in the UK BTL gross-yield landscape:
| City | Typical gross yield (2-bed flat) |
|---|---|
| London prime | 3–4% |
| Edinburgh | 5–6% |
| Bristol | 4.5–5.5% |
| Birmingham | 5.5–6.5% |
| Manchester | 6–7% |
| Glasgow | 6.5–7.5% |
| Liverpool | 7–8% |
Source: published 2026 BTL benchmarks aggregated from major Scottish letting agents and Registers of Scotland sales data.
Net yield after typical costs
| Item | Annual cost |
|---|---|
| Annual rent (£1,000 × 12) | £12,000 |
| Management (10%) | (£1,200) |
| Maintenance (1% of value) | (£1,650) |
| Insurance | (£350) |
| Factor fees (Scottish-equivalent of service charge) | (£800) |
| Voids (2 weeks/year) | (£462) |
| Net income | £7,538 |
Net yield = £7,538 ÷ £165,000 = 4.6%
That's a narrower gross-net gap than English equivalents because Scottish factor fees on traditional tenement stock are typically £600–£1,000/year — well below the £1,500–£3,000 service charges on English new-build flats.
The Scottish regulatory difference
Three things change the yield calculation north of the border:
- PRT (Private Residential Tenancy) — open-ended tenancies. Voids drop materially below English averages (often <2 weeks/year), but rent-review caps slow income growth.
- LBTT not SDLT — buy-to-let stamp duty is 8% ADS plus standard LBTT, vs 5% surcharge in England. A £165k Glasgow BTL pays roughly £14,650 LBTT/ADS at completion vs £9,950 SDLT for a £165k English BTL.
- Tenant-favourable tribunal regime — disputed rent increases and evictions go through the First-tier Tribunal, with longer typical resolution times. Build a buffer into your contingency plan.
Worked examples — different parts of Glasgow
Example 1 — 4-bed G42 (Govanhill) tenement HMO let to students. Price £225,000, total monthly rent £1,800 (4 × £450 rooms). Gross 9.6%. After 12% management, 1.5% maintenance, £450 insurance, £600 HMO licensing fee, no service charge (factor £700), 4-week voids: net ~£12,500 → 5.6% net yield.
Example 2 — 1-bed G2 (Merchant City) flat. Price £165,000, monthly rent £950. Gross 6.9%. After 10% management, 0.5% maintenance, £350 insurance, £900 factor fee (older converted building), 2-week voids: net ~£7,150 → 4.3% net yield.
Example 3 — 3-bed G12 (Hyndland) family tenement. Price £325,000, monthly rent £1,500. Gross 5.5%. After 8% management, 1% maintenance, £400 insurance, £900 factor fee, 1-week voids: net ~£13,500 → 4.2% net yield. Lower gross, stable, strong capital growth.
Where Offrly fits
Glasgow's rental market is segmented in ways that don't always map to postcode boundaries — G3 west of Charing Cross differs materially from G3 closer to the Clydeside. Offrly's AI reads each comparable rental's photos (kitchen, layout, finish, light) and hyperlocal pricing resolves rents to the street rather than the postcode — in about 30 seconds. Free. No email. Works across Scotland's main cities.
Run a free Offrly rental valuation →
Other rental yield calculators: Manchester · Birmingham · Leeds · Liverpool · Bristol · Buy-to-let UK · Gross vs net · Head calculator
Disclaimer: Yield is one measure of rental return — it ignores capital growth, mortgage interest and tax. Glasgow examples here are typical, not specific — your numbers will vary by street, condition and tenancy regime.
FAQ: Rental yield in Glasgow: typical 6.5–7.5% gross (UK, 2026)
What is a typical rental yield in Glasgow in 2026?
Gross yields in Glasgow typically land between 6% and 8%. City-centre 2-bed flats around 6.5–7.5%; outer-ring HMOs in G3/G4/G12 sometimes above 8%. Net yields after costs are typically 4.5–5.5%. Source: published Glasgow BTL benchmarks from major Scottish letting agents and Registers of Scotland sales data, 2026.
Which Glasgow areas have the highest yields?
Yields are highest in the South Side (G42 Govanhill, G41 Pollokshields, G5 Tradeston) and the East End (G31 Dennistoun, G40 Bridgeton). G3 (West End student-adjacent), G4 (city centre/Cowcaddens) yield 6.5–7.5%. G12 (Hyndland, Hillhead) yields 5.5–6.5% — lower gross but much stronger capital growth and longer tenancies.
What's the Scottish PRT and how does it affect yields?
The Private Residential Tenancy (PRT) replaced the assured shorthold tenancy in Scotland in 2017 — open-ended tenancy, only ends on tenant notice or specific landlord grounds. Rent reviews are limited to one increase per year and tenants can refer disputed increases to a tribunal. Practically: cash-flow stable, gross-yield growth slower than England, voids materially lower.
Are short-term lets restricted in Glasgow?
Yes — Glasgow City Council operates a short-term let licensing scheme covering most of the city since 2024. Most short-term let licences in tenement flats now require change-of-use planning permission as well, making conversion of standard ASTs to Airbnb economically marginal for most landlords. Plan for traditional PRT lets in your model.
How does Glasgow compare to Edinburgh for BTL?
Glasgow gross yields are typically 1–1.5 percentage points higher than Edinburgh's (6.5–7.5% vs 5–6%) — Edinburgh entry prices are 30–50% higher for similar property types. Edinburgh has stronger capital growth and lower voids, particularly in EH3, EH8, EH9. Glasgow is the higher-yield, lower-growth Scottish BTL market.