Built in Edinburgh, For Edinburgh
PropertyFlow Technologies Ltd was founded to solve the compliance gap in Edinburgh's short-term let market. We're compliance strategists, not just property managers.
Contact Our TeamOur Story
In October 2022, Edinburgh introduced mandatory short-term let (STL) licensing. Overnight, hundreds of landlords found themselves non-compliant with no clear path to legality. Planning permissions were impossible. Temporary licences expired. The licensing regime created chaos.
PropertyFlow was founded to navigate this complexity. We saw that Edinburgh's property owners needed a partner who understood the regulatory landscape deeply—not just a property manager.
Today, our portfolio operates at full STL compliance with zero council enforcement action. We've handled every scenario: planning challenges, licence renewals, and every compliance scenario. We've learned what works.
Now we're scaling that expertise to help other Edinburgh landlords and investors reclaim control of their properties.
The Problem We Solved
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Regulatory Complexity
3 licensing regimes (temporary, full, planning) running in parallel. Landlords caught in legal limbo.
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Planning Barriers
97.2% refusal rate for tenements (STL Solutions, 2025). No guidance on appeals or alternatives.
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Market Uncertainty
Properties becoming illegal. Landlords losing income with no compliance pathway.
What Makes Us Different
Compliance-First
We don't manage properties. We manage risk. Every decision—licensing, planning, guest screening, insurance—flows from compliance first. Yield comes second.
Fully STL compliant portfolio. Zero enforcement action. That's our baseline.
Data-Driven
We scrape real-time pricing from Airbnb, Booking.com, and other major platforms daily. Our Cognito Pricing engine uses market data — not guesswork — to optimize your rates.
Real yield projections, real occupancy forecasts, real competitive benchmarking.
Technology-Led
We built a platform because spreadsheets and phone calls don't scale. Channel management, pricing, guest communications, compliance tracking—all automated.
You see everything in real-time. You approve strategy. We execute.
Transparent
No hidden fees. No surprise charges. Corporate let: guaranteed rent — we handle everything as your tenant. Managed service: platform fee plus competitive management fee. Everything is transparent.
Radical transparency is our competitive advantage.
Our Credentials
Legal & Regulatory
- ✓ Company No. 16927756 (Registered in England & Wales)
- ✓ ICO Registration ZC088419 (GDPR compliance)
- ✓ Operating from Edinburgh, Scotland
- ✓ Founded December 2025
Insurance & Risk Management
PropertyFlow holds comprehensive AXA business insurance.
- ✓ Public Liability: £10,000,000 (AXA)
- ✓ Employer's Liability: £5,000,000
- ✓ Professional Indemnity: £100,000 per claim
Compliance Expertise
PropertyFlow's team has managed every Edinburgh STL licensing scenario:
- ✓ Temporary licence applications
- ✓ Full STL licence renewals
- ✓ Planning permission applications
- ✓ LRB (Local Review Body) appeals
- ✓ Proven planning strategy
- ✓ Emergency evictions & legal defence
Our Approach
We're not property managers. We're compliance strategists. Here's how we think:
Zero-Gap Licensing
Your property's compliance is actively managed 24/7. We provide ongoing compliance management through our proprietary approach — running applications in parallel so there are never gaps in your licence status. No gaps. No ambiguity.
Appeals & Planning Strategy
97% of Edinburgh STL planning applications are refused (STL Solutions, 2025). We don't accept that. We handle all appeals professionally and provide continuous compliance support through our proprietary approach. Most operators don't have a strategy for planning refusal. We do.
Professional Vetting & Legal Defence
Every guest is screened: identity, address, payment method, previous host reviews, fraud checks. If anything goes wrong—damage, illegal activity, non-payment—we handle it. PropertyFlow holds £10M public liability, £5M employer's liability, and £100K professional indemnity per claim through AXA — covering our business operations. Landlords should maintain their own buildings and contents insurance.
AI-Powered Yield Optimization
Real-time market data from Airbnb, Booking.com, and our growing distribution network feeds our Cognito Pricing engine. We optimize rates daily based on demand, seasonality, competitor pricing, and council levy impact. You get maximum yield, legally.
By The Numbers
STL Compliant
Zero enforcement action
AXA Insurance
Public liability coverage
Platform Reach
Airbnb, Booking.com, Vrbo, and more
Early Adopter Rate
Platform fee on gross bookings
Work With Us
We're built for landlords and investors who care about compliance first, yield second, and want to sleep soundly knowing their property is legal, insured, and professionally managed.