COMPLIANT BY DESIGN · POWERED BY AI
The Platform Powering Edinburgh's Compliant Short-Term Lets.
AI-driven pricing. Automated compliance. Multi-platform distribution. The platform that optimises revenue and distributes your property across every major booking channel — from 3%.
THREE WAYS TO USE PROPERTYFLOW
One Platform. Your Choice.
Whether you want to run your own STL business, have us manage it, or just collect guaranteed rent — PropertyFlow powers it all.
Self-Service
From 3% Platform Fee
You run the show. Cognito Pricing, multi-channel distribution, and full compliance tracking — all in one platform.
Best for: Operators, portfolio managers, agencies
- ✓ Cognito Pricing engine
- ✓ Multi-channel OTA distribution
- ✓ No host account needed
- ✓ Compliance dashboard & STL tracking
- ✓ No management fee — just the platform
Managed Service
Competitive Management
You stay the landlord. We handle bookings, guests, compliance, and cleaning — year-round or seasonally.
Best for: Hands-off landlords, higher earning potential
- ✓ Everything in Self-Service, plus:
- ✓ Full guest management & vetting
- ✓ Cleaning & maintenance coordination
- ✓ 24/7 guest support & noise monitoring
- ✓ Let year-round or seasonally
Corporate Let
Guaranteed Monthly Rent
We become your tenant. We sign the lease, pay guaranteed rent monthly, and take full responsibility.
Best for: Guaranteed income, zero involvement
- ✓ Guaranteed rent by standing order
- ✓ We cover bills, council tax & vacancy
- ✓ Property staged & photographed free
- ✓ Full STL compliance management
- ✓ Zero void periods, zero hassle
THE PLATFORM
Built for Compliance.
Engineered for Revenue.
Compliance First
We handle every aspect of Edinburgh's STL licensing — applications, renewals, planning, and safety certificates.
Cognito Pricing
Cognito analyses real-time market data across Airbnb, Booking.com, and more to optimise your nightly rate automatically.
Radical Transparency
No hidden fees. 3% early adopter rate clearly stated, compliance costs documented to the penny.
EDINBURGH'S VISITOR ECONOMY
Your Property Contributes to a £2.5 Billion Economy
Source: VisitScotland Tourism Statistics 2024, Edinburgh Festival Fringe Society 2024
ACROSS EDINBURGH
Areas We Operate In
PropertyFlow manages compliant short-term lets across Edinburgh's most sought-after neighbourhoods.
HOW WE PROTECT YOUR PROPERTY
Our Standards Are Your Standards
Guest Quality Is Our Highest Priority
Every guest is vetted before booking, verified on arrival, and monitored throughout their stay with real-time occupancy and noise technology.
HOW IT WORKS
Three Steps to Hassle-Free Income
Book a Free Property Audit
We assess your property's STL potential, estimate earnings, and recommend the best service model for your goals.
We Handle the Setup
Licensing, compliance, professional photography, listing creation, and distribution across all major booking platforms.
Start Earning
Bookings flow in automatically. AI pricing optimises your revenue. You get paid — we handle everything else.
Frequently Asked Questions
What is an STL licence and do I need one? ▼
If you let a property in Scotland on a short-term basis (under 31 consecutive days), you need a Short-Term Let licence under the Civic Government (Scotland) Act 1982. In Edinburgh, you also need planning permission for secondary letting. PropertyFlow manages the entire process.
How does the 3% early adopter rate work? ▼
Our standard platform fee is 5%. For the first 1,000 properties onboarded, we're offering a founding rate of 3% — locked in for the lifetime of your agreement. Once spots fill, new landlords pay the standard rate.
What's the difference between Corporate Let and Managed Service? ▼
With a Corporate Let, PropertyFlow becomes your tenant — we sign the lease, pay guaranteed rent monthly, and handle everything. With our Managed Service, you remain the landlord and we manage bookings, compliance, and property care for a competitive management fee.
What happens if planning permission is refused? ▼
Planning refusal is common in Edinburgh — the refusal rate for non-commercial STL applications was 97.2% in 2025 (STL Solutions). PropertyFlow manages every stage: initial application, appeals where grounds exist, and alternative routes such as Certificates of Lawful Use. Each case is assessed individually based on your property's circumstances and planning history.
What insurance do I need? ▼
Standard home or buy-to-let policies don't cover STL use. PropertyFlow carries comprehensive AXA business insurance: £10M Public Liability, £5M Employer's Liability, and £100K Professional Indemnity. You'll need your own buildings and contents cover — we recommend Pikl, Homeprotect, or Schofields.
How do you handle guest vetting? ▼
Every guest is screened before they book. We use ID verification, review history checks, and a guest rating system. During stays, we monitor occupancy levels and noise in real-time.
What about the Edinburgh Visitor Levy? ▼
From 24 July 2026, a 5% levy applies to the first 5 consecutive nights (cap removed 25 January 2027). Providers retain 2% for administration. PropertyFlow handles collection, reporting, and periodic remittance on your behalf.
Ready to Let Your Property Work for You?
No obligation, no pressure — just a conversation about what's possible.