The Edinburgh multiplier
BCIS Q2 2026 regional location factor x1.08[BCIS Q2 2026]. Scottish regime: building warrant not Building Control.
£/sqm by tier in Edinburgh
| Tier | £/sqm (regional) |
|---|---|
| Developer-spec | £1,782 to £2,160 |
| Mid-range | £2,160 to £2,700 |
| Premium | £3,024 to £3,780 |
| Architect-designed | £3,780 to £5,940 |
Planning context
NPF4 and Edinburgh City Plan 2030 set policy.
Temporary accommodation
ONS median 3-bed private rent £1,750/mo (May 2026 release)[ONS rents]. A 12-month build typically commits £17,850 to £24,150 of temp-accommodation budget.
Local detail
Edinburgh and the Lothians sit within a different planning, building-control, and tax regime to England. Replacement-dwelling consent uses NPF4 (National Planning Framework 4, adopted 2023) and the Edinburgh City Plan 2030. Scotland-wide rather than borough-level CIL approach via developer contributions.
Building Control in Scotland is delivered through the Scottish Building Standards regime: a building warrant from the local authority replaces the English Building Regulations approval, with mandatory inspections at similar construction stages. Completion certificate issued at handover.
Land and Buildings Transaction Tax (LBTT) applies to plot purchases instead of SDLT. The Additional Dwelling Supplement (ADS) of 6% (raised 2024) applies to second-home and BTL purchases; relief applies in certain replacement-dwelling-on-existing-plot scenarios.