From Overseas Investment to Fully Licensed High-Performing Airbnb
From property sourcing to a fully licensed premium short-term rental.
How Prime Stay helped international investors purchase, license, and transform an Edinburgh property into a premium short-term rental.
Property highlights:
- Location: Edinburgh
- Property type: 2-Bedroom Garden Apartment
- Outdoor space with private hot tub
- Private parking
- Fully STL licensed
- Managed by Prime Stay
Investor Profile
Overseas investors with no local presence in Scotland looking to enter the Edinburgh short-term rental market.
Prime Stay Role
Full-service support including property sourcing, STL licence process, property transformation and ongoing management.
End Result
A fully licensed, premium short-term rental designed for high-performing guest experience.
PROPERTY SHOWCASE
Private Hot Tub - Garden - Parking - Zen & Bubbles
Zen & Bubbles – a private garden retreat designed to deliver a premium guest experience in Edinburgh.
THE CHALLENGE
The investors were based overseas and required full local support to enter the Edinburgh short-term rental market successfully.
Key challenges included:
• finding a property suitable for short-term letting
• navigating Edinburgh’s complex STL licensing system
• preparing the property to meet regulatory standards
• handling neighbour objections during the licence process
Prime Stay acted as a local partner managing the entire process from start to finish.
Property Acquisition
Prime Stay supported the investors in identifying a property with strong short-term rental potential.
Key factors:
• private garden space (rare in Edinburgh market)
• capacity for 5 guests
• private parking
• strong location for tourism demand
This property offered the ideal foundation to create a high-performing experience-based listing.
Edinburgh STL Licence Support
Prime Stay provided full support throughout the Short-Term Let licence process.
This included:
• preparation of application documentation
• ensuring compliance with safety regulations
• adapting the property to meet council requirements
• direct communication with Edinburgh Council
• responding to neighbour objections
Result: STL licence successfully granted.
This enabled the property to operate as a short-term rental in Edinburgh legally.
Experience Design – Zen & Bubbles
This transformation was designed not just to improve the property, but to create a distinctive guest experience that drives higher demand and pricing.
Instead of offering a standard apartment, Prime Stay introduced a concept focused on relaxation and outdoor living.
Key features included:
• private hot tub installation
• covered garden pavilion
• outdoor lounge seating
• ambient lighting for evening use
This approach repositioned the property into a premium experience category, significantly improving its market appeal.
Operational Setup
Prime Stay implemented a full professional short-term rental system:
• smart lock guest access
• automated guest communication
• pricing optimisation
• professional photography
• listing setup on Airbnb and Booking.com
• cleaning and maintenance workflow
This ensures a fully hands-off experience for overseas investors.
Transformation Impact
Before:
• standard residential property
• no outdoor experience
• average market positioning
After:
• premium experience property
• private hot tub & relaxation space
• strong differentiation in the market
What Guests Actually Book
Guests are not only booking a place to stay, but they are booking an experience.
This concept allows the property to stand out in a highly competitive Edinburgh market.
This repositioned the property into a premium segment, allowing higher nightly rates and stronger occupancy.
Project Outcome
• Fully licensed short-term rental
• Premium guest experience positioning
• Strong visibility on booking platforms
• High-quality guest reviews
• Professionally managed operations
This project demonstrates how a standard property can be transformed into a high-performing investment asset.
Why This Case Study Matters
This project shows how Prime Stay supports overseas investors at every stage:
• sourcing the right property
• navigating the licensing process
• transforming the property
• managing day-to-day operations
Prime Stay acts as a complete local partner in Edinburgh.
Looking to Invest in Edinburgh Short-Term Lets?
Prime Stay helps investors find, license and manage high-performing short-term rental properties.