Where to Buy Property Investments in Glasgow: Yields of 10.3%
Glasgow is a city in central Scotland and the country's largest urban centre, with a top rental yield of 10.3% in G2 (City Centre, Blythswood). The average sold price across the City of Glasgow local authority area is £189,093, which is 35.2% below the England average of £291,865 and fractionally below Scotland's own average of £190,649. The city's population grew 4.6% between 2011 and 2022, from 593,245 to 620,700.
Mean asking prices across Glasgow's 32 postcodes range from £102,663 in G21 (Springburn, Balornock) to £289,930 in G12 (West End, Hillhead). That spread of nearly £190,000 reflects a city with distinct investment tiers. At the lower end, 30% deposits start from £30,799. At the upper end, the West End commands prices that sit closer to Edinburgh than to the rest of Glasgow. Twenty-one of the 32 postcodes carry rental data, with monthly rents spanning £806 in PA4 (Renfrew) to £1,358 in G12.
This guide covers the Glasgow City local authority area (ONS code S12000049), which includes the city centre, inner suburbs such as Dennistoun and Partick, and outer areas including Baillieston, Castlemilk, and Drumchapel. Neighbouring locations covered separately include Edinburgh, Dundee, and Aberdeen. The data draws on 32 postcodes, with all buy-to-let property metrics broken down at postcode level throughout.
Article updated: April 2026
Glasgow Buy-to-Let Market Overview 2026
Scotland's largest city, with average sold prices below the Scotland average and rental yields reaching double digits in the city centre.
- Average sold price: £189,093 (35.2% below England's £291,865)
- Asking price range: £102,663 (G21, Springburn) to £289,930 (G12, West End) across 28 postcodes with data
- Rental yields: 4.6% (G33, Stepps) to 10.3% (G2, City Centre) across 21 postcodes with rental data
- Rental income: Monthly rents from £806 (PA4, Renfrew) to £1,358 (G12, West End)
- Price per sq ft: House prices from £108/sq ft (G34, Easterhouse) to £343/sq ft (G12, West End)
- Market activity: Sales ranging from 7 per month (G2, G45) to 84 per month (G41, Shawlands)
- Deposit requirements: 30% deposits range from £30,799 (G21) to £86,979 (G12)
- Affordability ratios: Property prices from 2.7 to 7.6 times Glasgow's median annual salary of £38,125
Contents
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by Robert Jones, Founder of Property Investments UK
With two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Why Invest in Glasgow?
Glasgow's population reached 620,700 in the 2022 Census, up 4.6% from 593,245 in 2011. As Scotland's largest city and its commercial capital, Glasgow generates significant rental demand from a working population that includes financial services, higher education, healthcare, and the creative industries. The city is home to four universities and multiple further education colleges, creating a year-round student rental market alongside professional tenants.
Glasgow's economy employs 294,000 residents, with an employment rate of 66.3%. This sits below both Scotland and the Great Britain average, though the city's unemployment rate of 6.4% reflects the larger economic dynamics typical of major urban centres. The median gross annual salary for Glasgow residents is £38,125, based on a weekly figure of £733.20. This is below the Scotland regional median of £767.40 per week and the Great Britain median of £752.40 per week.
Glasgow Economic Summary
- Population: 620,700 (2022 Census). Growth of 4.6% from 2011.
- Median annual salary: £38,125 (local), £39,906 (Scotland), £39,125 (Great Britain)
- Employment rate: 66.3% (local)
- Unemployment rate: 6.4% (local)
- Key employment sectors: Financial services, higher education, healthcare, digital and creative industries, retail
Source: Scotland's Census 2022, Nomis Labour Market Profile (ASHE 2025)
Regeneration and Investment in Glasgow
More than £1 billion in public funding is flowing into Glasgow through the Glasgow City Region City Deal. Six major infrastructure projects are under way across transport, housing, and public realm, with three of the largest detailed below.
- Sighthill Transformational Regeneration Area (under construction, £250 million): The largest regeneration project of its kind in the UK outside London, delivering nearly 1,000 new homes alongside a completed schools campus, new parkland, and road and pedestrian bridges reconnecting the area to the city centre. The project increases housing density and tenant access in an area directly north of the city centre. Updates at Scottish Housing News.
- City Centre Avenues Programme (under construction, £115 million): Eleven public realm projects are transforming major streets including Argyle Street, Sauchiehall Street, and George Square with expanded pavements, cycle lanes, new trees, and surface water management. The programme runs through 2028 and is designed to make the city centre more attractive for residents and businesses. Updates at Business Insider.
- Clyde Waterfront and West End Innovation Quarter (under construction, £113.9 million): A City Deal project regenerating the river corridor between Govan and Partick with a new bridge, pedestrian and cycle routes, and a Health Innovation Hub creating up to 450 jobs. The infrastructure connects university, hospital, and residential assets along the Clyde. Updates at Glasgow City Region.
Glasgow Property Market Analysis
When was the last house price crash in Glasgow?
The average property price in Glasgow has risen from £79,820 in January 2004 to £189,093 in December 2025, a total increase of 136.9%. Glasgow's price data is recorded under the City of Glasgow local authority area. UK House Price Index data for Scottish local authorities begins in January 2004, so this analysis covers that period. The growth includes one major correction, a prolonged period of stagnation, and a pandemic-era surge.
- 2004-2007 (Pre-crash growth): Prices rose from £79,820 (January 2004) to a pre-crash peak of £129,076 (July 2007), a gain of 61.7% in three and a half years. This matched the broader UK property boom driven by cheap credit and rising demand.
- 2007-2009 (The Financial Crisis): Glasgow's average price fell from the £129,076 peak to £103,252 by February 2009. The worst annual change reading hit -16.9% in February 2009. Glasgow's decline was steeper than Scotland's worst reading of -12.0% (also February 2009) and broadly in line with the UK's -15.6% worst reading.
- 2009-2013 (Stagnation): Unlike many English cities that bottomed out in 2009, Glasgow continued to drift lower. The true trough came in March 2013 at £95,109, representing a 26.3% decline from the 2007 peak. Prices flatlined between £95,000 and £110,000 for four years.
- 2014-2017 (Slow recovery): Recovery was gradual. Prices moved from £100,492 in January 2014 to £124,871 by December 2017. Glasgow did not reclaim its pre-crash peak during this period.
- 2018-2019 (Peak recovery): The pre-crash peak of £129,076 was finally exceeded in July 2018 at £130,679. That recovery took approximately 11 years. Prices reached £134,597 by December 2019.
- 2020-2022 (Pandemic surge): Prices accelerated from £134,426 in January 2020 to £170,319 by December 2022, a gain of 26.7% in three years. Glasgow benefited from the same combination of stamp duty relief, low interest rates, and changing work patterns that lifted prices across the UK.
- 2023 (Rate shock): Growth paused but prices did not fall significantly. Glasgow ended 2023 at £171,613, effectively flat on the year.
- 2024-2025 (Current growth): Prices resumed their upward trajectory. The December 2025 reading of £189,093 represents 4.8% annual growth, slightly below Scotland's 4.9% but well above the UK's 2.4%.
The timeline above covers Glasgow's full recorded price history. The summary below condenses the long-term return figures.
Long-term growth summary:
- 5 years (December 2020 to December 2025): 27.0% growth (£148,835 to £189,093)
- 10 years (December 2015 to December 2025): 65.8% growth (£114,028 to £189,093)
- 15 years (December 2010 to December 2025): 76.5% growth (£107,107 to £189,093)
- Full data range (January 2004 to December 2025): 136.9% growth (£79,820 to £189,093)
Glasgow's 11-year recovery from peak to peak is one of the longest in the UK dataset. An investor who bought at the 2007 peak waited until mid-2018 to see nominal prices recover. By comparison, many English cities recovered within 5 to 7 years. The extended stagnation between 2009 and 2013, when Glasgow's trough came four years after the initial crash, shows a market that was slower to attract capital back. The current growth phase has been steady rather than dramatic, with Glasgow tracking Scotland's national trajectory closely.
Source: UK House Price Index for City of Glasgow, January 2004 to December 2025.
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View Property DealsSold House Prices in Glasgow
Glasgow's average sold price of £189,093 is £102,772 below the England average of £291,865. That discount applies across every property type, though the gap is widest for detached houses and narrowest for flats. The table below compares Glasgow's December 2025 UK House Price Index sold prices by property type against the England average.
| Property Type | Glasgow Average | England Average | Difference |
|---|---|---|---|
| Detached houses | £487,093 | £471,667 | +£15,426 (+3.3%) |
| Semi-detached houses | £292,779 | £289,135 | +£3,644 (+1.3%) |
| Terraced houses | £241,966 | £244,830 | -£2,864 (-1.2%) |
| Flats and maisonettes | £159,484 | £219,340 | -£59,856 (-27.3%) |
| All property types | £189,093 | £291,865 | -£102,772 (-35.2%) |
Glasgow's detached houses are actually more expensive than the England average, at £487,093 versus £471,667. This is unusual for a city where the overall average sits 35% below. The detached stock is concentrated in areas like Giffnock (G46), Stepps (G33), and the West End (G12), where large Victorian and Edwardian properties command premium prices. The limited supply of detached housing within the local authority boundary pushes the average higher.
Semi-detached houses in Glasgow (£292,779) also sit marginally above England's £289,135. The same supply dynamic applies. Glasgow's housing stock is dominated by tenement flats and terraced properties, making semi-detached and detached homes relatively scarce within the city boundary.
Terraced houses at £241,966 are closely aligned with the England average of £244,830. The £2,864 difference (1.2%) is effectively parity. Glasgow's traditional tenement terraces and newer-build terraced housing both sit within this bracket.
Flats at £159,484 are where Glasgow's discount is most visible, sitting 27.3% below England's £219,340. Flats make up the majority of Glasgow's housing stock. Traditional sandstone tenement flats dominate the inner suburbs, and it is this property type that drives the overall 35.2% average discount. For buy-to-let investors, flats represent the largest pool of available stock and the most common rental property type in the city.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Price Per Square Foot in Glasgow
Glasgow's price per square foot ranges from £108 in G34 (Easterhouse) to £343 in G12 (West End, Hillhead). That £235 gap per square foot means a 700 sq ft flat in G34 would cost roughly £75,600, while the same sized property in G12 would cost around £240,100. All 32 postcodes have price per square foot data, based on transaction records analysed by PropertyData. The table below ranks all 32 from lowest to highest.
| Rank | Area | Price per sq ft |
|---|---|---|
| 1 | G34 (Easterhouse) | £108 |
| 2 | G22 (Possilpark, Milton) | £144 |
| 3 | G21 (Springburn, Balornock) | £147 |
| 4 | G45 (Castlemilk) | £165 |
| 5 | G52 (Cardonald, Hillington) | £173 |
| 6 | G32 (Shettleston, Tollcross) | £182 |
| 7 | G23 (Summerston) | £189 |
| 8 | G15 (Drumchapel) | £190 |
| 9 | G51 (Govan, Ibrox, Braehead) | £190 |
| 10 | G40 (Bridgeton) | £209 |
| 11 | G73 (Rutherglen) | £209 |
| 12 | PA4 (Renfrew) | £210 |
| 13 | G31 (Dennistoun) | £224 |
| 14 | G53 (Pollok) | £226 |
| 15 | G33 (Stepps, Riddrie) | £226 |
| 16 | G69 (Baillieston) | £231 |
| 17 | G13 (Knightswood, Anniesland) | £231 |
| 18 | G71 (Uddingston) | £236 |
| 19 | G14 (Scotstoun, Yoker) | £237 |
| 20 | G44 (Cathcart, Muirend) | £240 |
| 21 | G43 (Pollokshaws, Newlands) | £243 |
| 22 | G5 (Gorbals) | £244 |
| 23 | G2 (City Centre, Blythswood) | £259 |
| 24 | G42 (Govanhill, Mount Florida) | £260 |
| 25 | G20 (Maryhill) | £261 |
| 26 | G1 (City Centre, Merchant City) | £266 |
| 27 | G4 (Cowcaddens, Townhead) | £267 |
| 28 | G41 (Shawlands, Pollokshields) | £285 |
| 29 | G46 (Giffnock, Thornliebank) | £304 |
| 30 | G3 (Finnieston, Kelvingrove) | £310 |
| 31 | G11 (Partick) | £316 |
| 32 | G12 (West End, Hillhead) | £343 |
G34 (Easterhouse) at £108, G22 (Possilpark) at £144, and G21 (Springburn) at £147 anchor the bottom of the table. All three sit on the city's periphery with significant social housing stock. These low per-square-foot prices reflect both the property mix and lower demand from owner-occupiers, though they correspond with the lowest asking prices in the dataset.
At the top of the table, the West End cluster (G12, G11, G3) occupies the three most expensive positions, all above £300 per square foot. These areas share Glasgow's best-preserved Victorian and Edwardian tenement architecture, proximity to the University of Glasgow, and a concentration of restaurants, bars, and independent shops that sustain demand from both owner-occupiers and professional tenants.
For Sale Asking Prices in Glasgow
Twenty-eight of Glasgow's 32 postcodes have asking price data, with a mean of £180,998. G21 (Springburn, Balornock) at £102,663 is the only postcode below £120,000, while G12 (West End, Hillhead) at £289,930 is the only one above £285,000. Four postcodes (G15, G23, G34, G45) do not have sufficient listing data to generate an average and are shown as "Not enough data" in the table below.
| Rank | Area | Asking Price |
|---|---|---|
| 1 | G21 (Springburn, Balornock) | £102,663 |
| 2 | G52 (Cardonald, Hillington) | £115,667 |
| 3 | G22 (Possilpark, Milton) | £116,562 |
| 4 | G32 (Shettleston, Tollcross) | £130,663 |
| 5 | PA4 (Renfrew) | £135,554 |
| 6 | G14 (Scotstoun, Yoker) | £141,740 |
| 7 | G51 (Govan, Ibrox, Braehead) | £142,446 |
| 8 | G40 (Bridgeton) | £148,889 |
| 9 | G44 (Cathcart, Muirend) | £149,907 |
| 10 | G2 (City Centre, Blythswood) | £152,294 |
| 11 | G31 (Dennistoun) | £157,855 |
| 12 | G13 (Knightswood, Anniesland) | £160,194 |
| 13 | G73 (Rutherglen) | £163,196 |
| 14 | G42 (Govanhill, Mount Florida) | £169,472 |
| 15 | G1 (City Centre, Merchant City) | £171,046 |
| 16 | G5 (Gorbals) | £172,194 |
| 17 | G20 (Maryhill) | £182,263 |
| 18 | G11 (Partick) | £191,758 |
| 19 | G41 (Shawlands, Pollokshields) | £207,478 |
| 20 | G53 (Pollok) | £208,308 |
| 21 | G4 (Cowcaddens, Townhead) | £217,178 |
| 22 | G43 (Pollokshaws, Newlands) | £219,500 |
| 23 | G71 (Uddingston) | £221,911 |
| 24 | G3 (Finnieston, Kelvingrove) | £225,644 |
| 25 | G69 (Baillieston) | £228,216 |
| 26 | G46 (Giffnock, Thornliebank) | £260,846 |
| 27 | G33 (Stepps, Riddrie) | £284,576 |
| 28 | G12 (West End, Hillhead) | £289,930 |
| — | G15 (Drumchapel) | Not enough data |
| — | G23 (Summerston) | Not enough data |
| — | G34 (Easterhouse) | Not enough data |
| — | G45 (Castlemilk) | Not enough data |
Glasgow splits broadly into three price tiers. The first tier, below £145,000, includes eight postcodes concentrated in the east and north of the city: G21, G52, G22, G32, PA4, G14, G51, and G40. These are traditionally working-class areas with high proportions of tenement flats and ex-council stock. The second tier, from £145,000 to £220,000, covers fourteen postcodes including the city centre (G1, G2), Southside favourites (G42, G41), and established inner suburbs (G31, G20, G11). The third tier above £220,000 contains six postcodes dominated by family housing in the suburbs (G69, G71, G33) and the affluent West End and Southside (G3, G46, G12).
Four postcodes have insufficient listing data for asking price averages. G15 (Drumchapel), G23 (Summerston), G34 (Easterhouse), and G45 (Castlemilk) are all peripheral estates where the property market is thinner. These areas do still have price per square foot data from completed transactions and growth data from historic sales. Investors looking at below market value properties or renovation properties will note that Glasgow's lower-tier postcodes already sit well below the Scotland average.
House Price Growth in Glasgow
G15 (Drumchapel) leads Glasgow's 5-year house price growth at 48.9%, with G51 (Govan) close behind at 48.2%. Growth data is available for 31 of Glasgow's 32 postcodes. G34 (Easterhouse) has no PropertyData listing history and is shown as "Not enough data." At the other end of the table, G3 (Finnieston, Kelvingrove) has grown just 5.7% over five years and is the only postcode showing negative 1-year growth at -3.3%.
| Area | 1 Year | 3 Years | 5 Years |
|---|---|---|---|
| G15 (Drumchapel) | 20.6% | 31.6% | 48.9% |
| G51 (Govan, Ibrox, Braehead) | 1.6% | 15.9% | 48.2% |
| G42 (Govanhill, Mount Florida) | 7.3% | 25.3% | 43.9% |
| G14 (Scotstoun, Yoker) | 4.5% | 15.3% | 36.1% |
| G44 (Cathcart, Muirend) | 0.0% | 10.4% | 34.4% |
| G40 (Bridgeton) | 10.5% | 12.2% | 34.0% |
| G73 (Rutherglen) | 12.3% | 17.4% | 33.1% |
| G13 (Knightswood, Anniesland) | 7.3% | 9.8% | 32.7% |
| PA4 (Renfrew) | 8.3% | 19.1% | 31.8% |
| G52 (Cardonald, Hillington) | 12.5% | 16.1% | 30.9% |
| G41 (Shawlands, Pollokshields) | 8.5% | 14.2% | 30.2% |
| G69 (Baillieston) | 9.0% | 29.5% | 29.8% |
| G23 (Summerston) | 11.6% | 31.6% | 29.7% |
| G5 (Gorbals) | 10.7% | 17.6% | 29.5% |
| G33 (Stepps, Riddrie) | 4.4% | 23.9% | 28.9% |
| G22 (Possilpark, Milton) | 2.5% | 2.8% | 28.8% |
| G20 (Maryhill) | 7.3% | 16.0% | 28.0% |
| G31 (Dennistoun) | 3.3% | 9.3% | 27.9% |
| G46 (Giffnock, Thornliebank) | 14.5% | 48.2% | 26.4% |
| G32 (Shettleston, Tollcross) | 9.6% | 17.2% | 23.6% |
| G53 (Pollok) | 9.1% | 21.1% | 22.2% |
| G11 (Partick) | 2.8% | 10.2% | 21.4% |
| G21 (Springburn, Balornock) | -4.7% | 11.0% | 19.8% |
| G12 (West End, Hillhead) | 4.4% | 6.0% | 19.3% |
| G4 (Cowcaddens, Townhead) | 5.0% | 9.9% | 19.1% |
| G45 (Castlemilk) | 21.6% | 13.3% | 17.0% |
| G71 (Uddingston) | -0.7% | 5.6% | 14.3% |
| G2 (City Centre, Blythswood) | 10.3% | 9.3% | 10.8% |
| G43 (Pollokshaws, Newlands) | 2.9% | 15.5% | 9.7% |
| G1 (City Centre, Merchant City) | 3.9% | 5.3% | 9.0% |
| G3 (Finnieston, Kelvingrove) | -3.3% | 0.5% | 5.7% |
| G34 (Easterhouse) | Not enough data | Not enough data | Not enough data |
Glasgow's growth pattern inverts the price hierarchy. The postcodes with the strongest 5-year growth are predominantly the cheapest areas. G15 (Drumchapel, 48.9%), G51 (Govan, 48.2%), and G42 (Govanhill, 43.9%) all sit below £170,000 in asking price. The most expensive postcodes show the weakest long-term growth: G3 (Finnieston, 5.7%), G1 (Merchant City, 9.0%), and G12 (West End, 19.3%) all sit in the bottom third. This pattern is common in UK cities where mature, high-demand areas have less headroom for percentage gains than lower-priced areas experiencing regeneration, new buildings, and improving transport links.
G46 (Giffnock) is an outlier: 48.2% 3-year growth but only 26.4% over five years. That concentration of gains in the last three years, topped by 14.5% in the latest year alone, points to a recent acceleration rather than steady long-term appreciation. G69 (Baillieston) shows a similar compressed pattern, with 29.5% 3-year growth nearly matching its 29.8% 5-year total.
Three postcodes show negative 1-year growth: G21 (Springburn, -4.7%), G3 (Finnieston, -3.3%), and G71 (Uddingston, -0.7%). G44 (Cathcart) sits at exactly 0.0%. These readings sit alongside strong 5-year numbers for G21 (19.8%) and G3 (5.7%), indicating a correction rather than a structural decline.
Monthly Property Sales in Glasgow
G41 (Shawlands, Pollokshields) records 84 sales per month, making it Glasgow's busiest postcode by transaction volume. That is nearly twelve times the 7 sales per month in G2 (City Centre). Turnover measures how many times the total housing stock in an area changes hands, expressed as a percentage. Thirty of Glasgow's 32 postcodes have sales volume data. G23 (Summerston) and G34 (Easterhouse) are shown as "Not enough data."
| Area | Sales per month | Turnover | Asking Price |
|---|---|---|---|
| G41 (Shawlands, Pollokshields) | 84 | 299% | £207,478 |
| G13 (Knightswood, Anniesland) | 72 | 278% | £160,194 |
| G20 (Maryhill) | 67 | 247% | £182,263 |
| G42 (Govanhill, Mount Florida) | 62 | 215% | £169,472 |
| G69 (Baillieston) | 60 | 229% | £228,216 |
| G12 (West End, Hillhead) | 59 | 119% | £289,930 |
| G33 (Stepps, Riddrie) | 57 | 107% | £284,576 |
| G11 (Partick) | 56 | 209% | £191,758 |
| G3 (Finnieston, Kelvingrove) | 53 | 277% | £225,644 |
| G31 (Dennistoun) | 51 | 183% | £157,855 |
| G44 (Cathcart, Muirend) | 51 | 188% | £149,907 |
| G73 (Rutherglen) | 51 | 364% | £163,196 |
| G32 (Shettleston, Tollcross) | 47 | 212% | £130,663 |
| G71 (Uddingston) | 47 | 294% | £221,911 |
| PA4 (Renfrew) | 43 | 154% | £135,554 |
| G43 (Pollokshaws, Newlands) | 42 | 470% | £219,500 |
| G46 (Giffnock, Thornliebank) | 40 | 504% | £260,846 |
| G52 (Cardonald, Hillington) | 39 | 231% | £115,667 |
| G53 (Pollok) | 35 | 393% | £208,308 |
| G5 (Gorbals) | 29 | 70% | £172,194 |
| G51 (Govan, Ibrox, Braehead) | 29 | 171% | £142,446 |
| G14 (Scotstoun, Yoker) | 26 | 217% | £141,740 |
| G4 (Cowcaddens, Townhead) | 23 | 135% | £217,178 |
| G1 (City Centre, Merchant City) | 22 | 50% | £171,046 |
| G21 (Springburn, Balornock) | 19 | 387% | £102,663 |
| G40 (Bridgeton) | 14 | 117% | £148,889 |
| G15 (Drumchapel) | 12 | 240% | Not enough data |
| G22 (Possilpark, Milton) | 11 | 122% | £116,562 |
| G2 (City Centre, Blythswood) | 7 | 52% | £152,294 |
| G45 (Castlemilk) | 7 | 333% | Not enough data |
| G23 (Summerston) | Not enough data | Not enough data | Not enough data |
| G34 (Easterhouse) | Not enough data | Not enough data | Not enough data |
Turnover rates in Glasgow are notably high across many postcodes. G46 (Giffnock) leads at 504%, followed by G43 (Pollokshaws) at 470% and G21 (Springburn) at 387%. High turnover relative to sales volume indicates a smaller total housing stock within the postcode, meaning properties change hands more frequently relative to the available pool.
The city centre postcodes (G1 and G2) stand out for their low turnover: 50% and 52% respectively. These are areas with significant commercial and mixed-use properties. Residential stock is limited and heavily weighted towards flats, many of which are held as longer-term investments rather than traded frequently. G5 (Gorbals) at 70% turnover is similarly compact. For investors prioritising liquidity, the suburban postcodes with both high volume and high turnover present a more active resale market.
Property Data Sources
Our location guide relies on diverse, authoritative datasets including:
- UK House Price Index
- Ministry of Housing, Communities and Local Government
- Ordnance Survey Data Hub
- Propertydata.co.uk
We update our property data quarterly to ensure accuracy. Last update: April 2026. All data is presented as provided by our sources without adjustments or amendments.
Glasgow Rental Market Analysis
For investors weighing up whether rental property is a worthwhile investment in Glasgow, the data below breaks down average monthly rents and gross rental yields across the city's postcodes.
Twenty-one of Glasgow's 32 postcodes have rental data. Eleven postcodes have insufficient rental listings to calculate averages. If you are looking to build a property portfolio in Scotland, Glasgow's combination of sub-£200,000 average prices and double-digit yields in the city centre is a data profile that few UK cities match.
Average Rent and Gross Rental Yields in Glasgow
G2 (City Centre, Blythswood) delivers the highest gross rental yield in Glasgow at 10.3%, with an average monthly rent of £1,313 against an asking price of £152,294. That 10.3% figure places G2 among the highest-yielding individual postcodes across all PIUK location guides. G1 (Merchant City) and G5 (Gorbals) follow at 8.1% each. The combined table below ranks all 32 postcodes by yield.
| Area | Average Monthly Rent | Asking Price | Gross Yield |
|---|---|---|---|
| G2 (City Centre, Blythswood) | £1,313 | £152,294 | 10.3% |
| G1 (City Centre, Merchant City) | £1,151 | £171,046 | 8.1% |
| G5 (Gorbals) | £1,162 | £172,194 | 8.1% |
| G14 (Scotstoun, Yoker) | £948 | £141,740 | 8.0% |
| G32 (Shettleston, Tollcross) | £854 | £130,663 | 7.8% |
| G31 (Dennistoun) | £1,015 | £157,855 | 7.7% |
| G13 (Knightswood, Anniesland) | £1,019 | £160,194 | 7.6% |
| G40 (Bridgeton) | £931 | £148,889 | 7.5% |
| G51 (Govan, Ibrox, Braehead) | £880 | £142,446 | 7.4% |
| PA4 (Renfrew) | £806 | £135,554 | 7.1% |
| G44 (Cathcart, Muirend) | £885 | £149,907 | 7.1% |
| G42 (Govanhill, Mount Florida) | £985 | £169,472 | 7.0% |
| G20 (Maryhill) | £1,067 | £182,263 | 7.0% |
| G11 (Partick) | £1,121 | £191,758 | 7.0% |
| G41 (Shawlands, Pollokshields) | £1,102 | £207,478 | 6.4% |
| G3 (Finnieston, Kelvingrove) | £1,205 | £225,644 | 6.4% |
| G4 (Cowcaddens, Townhead) | £1,135 | £217,178 | 6.3% |
| G73 (Rutherglen) | £828 | £163,196 | 6.1% |
| G43 (Pollokshaws, Newlands) | £1,102 | £219,500 | 6.0% |
| G12 (West End, Hillhead) | £1,358 | £289,930 | 5.6% |
| G33 (Stepps, Riddrie) | £1,096 | £284,576 | 4.6% |
| G15 (Drumchapel) | Not enough data | Not enough data | Not enough data |
| G21 (Springburn, Balornock) | Not enough data | £102,663 | Not enough data |
| G22 (Possilpark, Milton) | Not enough data | £116,562 | Not enough data |
| G23 (Summerston) | Not enough data | Not enough data | Not enough data |
| G34 (Easterhouse) | Not enough data | Not enough data | Not enough data |
| G45 (Castlemilk) | Not enough data | Not enough data | Not enough data |
| G52 (Cardonald, Hillington) | Not enough data | £115,667 | Not enough data |
| G53 (Pollok) | Not enough data | £208,308 | Not enough data |
| G69 (Baillieston) | Not enough data | £228,216 | Not enough data |
| G71 (Uddingston) | Not enough data | £221,911 | Not enough data |
| G46 (Giffnock, Thornliebank) | Not enough data | £260,846 | Not enough data |
Glasgow's yield profile splits into two distinct groups. The inner-city and city centre postcodes (G2, G1, G5, G14, G32) deliver yields above 7.5%, driven by relatively moderate asking prices and strong rental demand from young professionals, students, and key workers. The established residential suburbs (G41, G3, G4, G73, G43, G12, G33) sit between 4.6% and 6.4%, where higher property prices dilute the yield despite rents above £1,000 per month.
Eleven postcodes lack rental data entirely. This includes some of the cheapest areas (G21 at £102,663, G22 at £116,562, G52 at £115,667), where the private rental market is less established. Postcodes like G69 (Baillieston), G71 (Uddingston), and G46 (Giffnock) are predominantly owner-occupier suburbs. The absence of rental data does not mean these areas have no tenants, but rental listings are too thin for PropertyData to calculate averages.
Is Glasgow Rent High?
Rent absorbs between 25.4% and 42.7% of gross monthly income across Glasgow's 21 postcodes with rental data. G12 (West End) takes the largest share at 42.7%, while PA4 (Renfrew) takes the least at 25.4%. The calculation uses the Glasgow median gross weekly salary of £733.20 (£3,177 per month / £38,125 per year), which sits below the Scotland regional median of £767.40 per week and the Great Britain median of £752.40 per week. Data from the Nomis Labour Market Profile (ASHE 2025).
| Rank | Area | Rent as % of Income |
|---|---|---|
| 1 | G12 (West End, Hillhead) | 42.7% |
| 2 | G2 (City Centre, Blythswood) | 41.3% |
| 3 | G3 (Finnieston, Kelvingrove) | 37.9% |
| 4 | G5 (Gorbals) | 36.6% |
| 5 | G1 (City Centre, Merchant City) | 36.2% |
| 6 | G4 (Cowcaddens, Townhead) | 35.7% |
| 7 | G11 (Partick) | 35.3% |
| 8 | G41 (Shawlands, Pollokshields) | 34.7% |
| 9 | G43 (Pollokshaws, Newlands) | 34.7% |
| 10 | G33 (Stepps, Riddrie) | 34.5% |
| 11 | G20 (Maryhill) | 33.6% |
| 12 | G13 (Knightswood, Anniesland) | 32.1% |
| 13 | G31 (Dennistoun) | 31.9% |
| 14 | G42 (Govanhill, Mount Florida) | 31.0% |
| 15 | G14 (Scotstoun, Yoker) | 29.8% |
| 16 | G40 (Bridgeton) | 29.3% |
| 17 | G44 (Cathcart, Muirend) | 27.9% |
| 18 | G51 (Govan, Ibrox, Braehead) | 27.7% |
| 19 | G32 (Shettleston, Tollcross) | 26.9% |
| 20 | G73 (Rutherglen) | 26.1% |
| 21 | PA4 (Renfrew) | 25.4% |
| — | G15 (Drumchapel) | Not enough data |
| — | G21 (Springburn, Balornock) | Not enough data |
| — | G22 (Possilpark, Milton) | Not enough data |
| — | G23 (Summerston) | Not enough data |
| — | G34 (Easterhouse) | Not enough data |
| — | G45 (Castlemilk) | Not enough data |
| — | G46 (Giffnock, Thornliebank) | Not enough data |
| — | G52 (Cardonald, Hillington) | Not enough data |
| — | G53 (Pollok) | Not enough data |
| — | G69 (Baillieston) | Not enough data |
| — | G71 (Uddingston) | Not enough data |
The most expensive postcodes by rent are also the most stretched relative to incomes. G12 at 42.7% and G2 at 41.3% both exceed 40% of gross income. Tenants in these areas are typically professionals, postgraduates, or dual-income households rather than median earners. The city centre and West End rental markets draw on a different income pool from the wider Glasgow median.
Fourteen of the 21 postcodes with data sit between 25% and 35% of gross income. This range is generally considered sustainable for single-occupancy tenants earning around the local median. PA4 (Renfrew) at 25.4% and G73 (Rutherglen) at 26.1% represent the lowest rent burden, corresponding to the lowest absolute rents in the dataset.
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Are House Prices High? Price-to-Earnings Ratios
Purchasing a property in Glasgow requires between 2.7 and 7.6 times the median annual salary. This is based on the Nomis Labour Market Profile for Glasgow showing the median gross annual income for Glasgow residents is £38,125.
Glasgow's affordability range is exceptionally wide. G21 (Springburn) at 2.7 times income is among the most affordable postcodes in any UK city covered by PIUK. G12 (West End) at 7.6 times income is more typical of a commuter-belt suburb in southern England. The table below ranks all 28 postcodes with asking price data by their price-to-earnings ratio.
| Rank | Area | Price-to-Earnings Ratio |
|---|---|---|
| 1 | G21 (Springburn, Balornock) | 2.7x |
| 2 | G52 (Cardonald, Hillington) | 3.0x |
| 3 | G22 (Possilpark, Milton) | 3.1x |
| 4 | G32 (Shettleston, Tollcross) | 3.4x |
| 5 | PA4 (Renfrew) | 3.6x |
| 6 | G14 (Scotstoun, Yoker) | 3.7x |
| 7 | G51 (Govan, Ibrox, Braehead) | 3.7x |
| 8 | G40 (Bridgeton) | 3.9x |
| 9 | G44 (Cathcart, Muirend) | 3.9x |
| 10 | G2 (City Centre, Blythswood) | 4.0x |
| 11 | G31 (Dennistoun) | 4.1x |
| 12 | G13 (Knightswood, Anniesland) | 4.2x |
| 13 | G73 (Rutherglen) | 4.3x |
| 14 | G42 (Govanhill, Mount Florida) | 4.4x |
| 15 | G1 (City Centre, Merchant City) | 4.5x |
| 16 | G5 (Gorbals) | 4.5x |
| 17 | G20 (Maryhill) | 4.8x |
| 18 | G11 (Partick) | 5.0x |
| 19 | G41 (Shawlands, Pollokshields) | 5.4x |
| 20 | G53 (Pollok) | 5.5x |
| 21 | G4 (Cowcaddens, Townhead) | 5.7x |
| 22 | G43 (Pollokshaws, Newlands) | 5.8x |
| 23 | G71 (Uddingston) | 5.8x |
| 24 | G3 (Finnieston, Kelvingrove) | 5.9x |
| 25 | G69 (Baillieston) | 6.0x |
| 26 | G46 (Giffnock, Thornliebank) | 6.8x |
| 27 | G33 (Stepps, Riddrie) | 7.5x |
| 28 | G12 (West End, Hillhead) | 7.6x |
| — | G15 (Drumchapel) | Not enough data |
| — | G23 (Summerston) | Not enough data |
| — | G34 (Easterhouse) | Not enough data |
| — | G45 (Castlemilk) | Not enough data |
Seventeen of Glasgow's 28 postcodes sit below 5.0 times income. For context, the England average price-to-earnings ratio (using the England average sold price of £291,865 against the Great Britain median salary of £39,125) is approximately 7.5x. Glasgow's median postcode sits comfortably below this national benchmark.
The premium postcodes at the top of the table are not necessarily unaffordable in national terms. G12 at 7.6x and G33 at 7.5x are close to the England average. The gap between Glasgow's least and most affordable postcodes (2.7x to 7.6x) reflects the difference between ex-council stock in the north-east of the city and Victorian family homes in the West End.
Deposit Requirements in Glasgow
Glasgow's 30% deposit range spans £30,799 in G21 (Springburn) to £86,979 in G12 (West End). The £56,180 gap between those two figures reflects a very different neighbourhood profile, tenant base, and yield. Nine postcodes sit below £45,000, making Glasgow one of the most accessible cities for investors entering the Scottish market. A 30% deposit is the standard requirement for a buy-to-let mortgage. Understanding the full costs of a buy-to-let investment goes beyond the deposit alone, but this table shows the initial capital required to access each area.
| Rank | Area | 30% Deposit Required |
|---|---|---|
| 1 | G21 (Springburn, Balornock) | £30,799 |
| 2 | G52 (Cardonald, Hillington) | £34,700 |
| 3 | G22 (Possilpark, Milton) | £34,969 |
| 4 | G32 (Shettleston, Tollcross) | £39,199 |
| 5 | PA4 (Renfrew) | £40,666 |
| 6 | G14 (Scotstoun, Yoker) | £42,522 |
| 7 | G51 (Govan, Ibrox, Braehead) | £42,734 |
| 8 | G40 (Bridgeton) | £44,667 |
| 9 | G44 (Cathcart, Muirend) | £44,972 |
| 10 | G2 (City Centre, Blythswood) | £45,688 |
| 11 | G31 (Dennistoun) | £47,356 |
| 12 | G13 (Knightswood, Anniesland) | £48,058 |
| 13 | G73 (Rutherglen) | £48,959 |
| 14 | G42 (Govanhill, Mount Florida) | £50,842 |
| 15 | G1 (City Centre, Merchant City) | £51,314 |
| 16 | G5 (Gorbals) | £51,658 |
| 17 | G20 (Maryhill) | £54,679 |
| 18 | G11 (Partick) | £57,527 |
| 19 | G41 (Shawlands, Pollokshields) | £62,243 |
| 20 | G53 (Pollok) | £62,492 |
| 21 | G4 (Cowcaddens, Townhead) | £65,153 |
| 22 | G43 (Pollokshaws, Newlands) | £65,850 |
| 23 | G71 (Uddingston) | £66,573 |
| 24 | G3 (Finnieston, Kelvingrove) | £67,693 |
| 25 | G69 (Baillieston) | £68,465 |
| 26 | G46 (Giffnock, Thornliebank) | £78,254 |
| 27 | G33 (Stepps, Riddrie) | £85,373 |
| 28 | G12 (West End, Hillhead) | £86,979 |
| — | G15 (Drumchapel) | Not enough data |
| — | G23 (Summerston) | Not enough data |
| — | G34 (Easterhouse) | Not enough data |
| — | G45 (Castlemilk) | Not enough data |
G2 (City Centre) is the most notable deposit figure in the table. At £45,688, it sits in the lower half of the deposit ranking. Yet it delivers the highest yield in the entire dataset at 10.3%. That combination of moderate deposit and high yield is the result of city centre flat prices sitting well below the suburban family-home postcodes while commanding premium rents. Investors exploring lower entry points can also look at repossessed properties or no-deposit investment routes.
What the Glasgow Data Tells Buy-to-Let Investors
Glasgow's highest-yielding postcodes are concentrated in and around the city centre. G2 (Blythswood) at 10.3%, G1 (Merchant City) at 8.1%, and G5 (Gorbals) at 8.1% all combine asking prices below £175,000 with monthly rents above £1,150. These are flatted areas with tenant pools drawn from young professionals, students at the University of Strathclyde and Glasgow Caledonian, and key workers at the city's hospitals. Deposits range from £45,688 to £51,658 at 30%.
The inner suburban ring delivers both yield and growth. G14 (Scotstoun, 8.0% yield, 36.1% 5-year growth), G32 (Shettleston, 7.8%, 23.6%), and G31 (Dennistoun, 7.7%, 27.9%) all sit above 7.5% yield while posting growth above the Scotland average. G42 (Govanhill, Mount Florida) at 7.0% yield and 43.9% 5-year growth represents a different profile: lower yield than the city centre but stronger capital appreciation alongside 62 sales per month, the fourth-highest volume in Glasgow.
Data coverage thins in parts of Glasgow. Eleven of 32 postcodes lack rental data. G34 (Easterhouse) has no PropertyData listing data at all. G21 (Springburn) has the lowest asking price at £102,663 and negative 1-year growth of -4.7%, with no rental data to calculate yield.
G3 (Finnieston) shows -3.3% 1-year growth and the weakest 5-year growth at 5.7%, despite being one of the most desirable postcodes for owner-occupiers. These numbers sit alongside strong sales volume (53 per month in G3) and high absolute rents (£1,205 per month). New-build property is concentrated in regeneration areas such as Sighthill (G21), where nearly 1,000 new homes are being delivered, and along the Clyde waterfront corridor.
Scotland has its own landlord registration scheme, which is separate from England's selective licensing. All private landlords in Glasgow must register with the council. Investment property in Glasgow also operates under the Land and Buildings Transaction Tax (LBTT) rather than Stamp Duty Land Tax, with different thresholds and rates for additional properties.
How Glasgow Compares
Glasgow's mean asking price of £180,998 sits between Aberdeen (£156,439) and Dundee (£201,050), but its top yield of 10.3% is the highest of the five locations. Edinburgh is the most expensive comparison at £319,974 with a top yield of 6.6%. The table below compares Glasgow against four locations with existing PIUK guides.
| Location | Mean Asking Price | Mean Monthly Rent | Top Gross Yield |
|---|---|---|---|
| Aberdeen | £156,439 | £807 | 8.6% |
| Glasgow | £180,998 | £1,046 | 10.3% |
| Dundee | £201,050 | £799 | 7.0% |
| Liverpool | £207,760 | £870 | 7.4% |
| Edinburgh | £319,974 | £1,429 | 6.6% |
Glasgow's mean monthly rent of £1,046 sits between Edinburgh (£1,429) and Liverpool (£870). Edinburgh commands higher rents but requires nearly double the mean asking price. Aberdeen has cheaper asking prices at £156,439 but lower rents at £807, producing a top yield of 8.6%. Dundee is the nearest Scottish comparator by price at £201,050, though its top yield of 7.0% and mean rent of £799 both sit below Glasgow's figures.
Liverpool at £207,760 mean asking price and £870 mean rent provides a useful cross-border comparison. Glasgow and Liverpool share similarities as large, economically diversified cities with significant student populations and active regeneration programmes. Glasgow's lower mean asking price and higher top yield differentiate the two at the data level. Full postcode breakdowns are available in the Edinburgh, Dundee, Aberdeen, and Liverpool guides. For a broader view of where Glasgow sits nationally, see our best buy-to-let areas guide.
Frequently Asked Questions
What are the up and coming areas in Glasgow for property investment?
G42 (Govanhill, Mount Florida), G40 (Bridgeton), G51 (Govan), and G5 (Gorbals) are the Glasgow postcodes showing the strongest combination of recent growth and above-average yields. G42 has delivered 43.9% 5-year growth alongside a 7.0% gross yield and 62 sales per month. G40 shows 34.0% 5-year growth with a 7.5% yield, and sits directly east of the city centre near the Collegelands Calton Barras regeneration area.
G51 has the second-highest 5-year growth at 48.2% with a 7.4% yield, and is connected to the £113.9 million Clyde Waterfront and West End Innovation Quarter project. G5 combines 29.5% 5-year growth with an 8.1% yield and direct proximity to the city centre. Each of these areas has a different tenant profile and property mix.
How does Glasgow compare to Edinburgh for buy-to-let investment?
Glasgow is 43.4% cheaper than Edinburgh by mean asking price (£180,998 vs £319,974) and delivers a higher top yield (10.3% in G2 vs 6.6%). Glasgow's mean monthly rent of £1,046 is lower than Edinburgh's £1,429, but the difference in asking prices is proportionally larger, which is why Glasgow's yields are higher.
Glasgow has 32 postcodes to Edinburgh's 22, and Glasgow's UK House Price Index average sold price (£189,093) sits below Scotland's national average (£190,649), while Edinburgh's sits well above. The two cities serve different investor profiles, with Glasgow offering higher yields at lower entry costs and Edinburgh offering higher absolute rents and stronger long-term capital growth. Full Edinburgh data is available in the Edinburgh buy-to-let guide.
What are the best areas to buy property in Glasgow?
G12 (West End, Hillhead), G46 (Giffnock), and G33 (Stepps) are Glasgow's highest-priced postcodes, while G2 (City Centre) and G1 (Merchant City) deliver the highest yields. G12 has the highest asking price at £289,930 and the highest price per square foot at £343. G33 follows at £284,576, while G46 sits at £260,846 with a price per square foot of £304. These three postcodes have the highest price-to-earnings ratios in the dataset, ranging from 6.8x to 7.6x. On the Southside, G41 (Shawlands, Pollokshields) at £207,478 and G43 (Pollokshaws, Newlands) at £219,500 represent established residential areas where both families and professionals pay a premium. G3 (Finnieston, Kelvingrove) at £225,644 attracts a younger demographic with its restaurant and bar scene.
Is Glasgow good for student accommodation investment?
Glasgow's four universities generate year-round rental demand across several postcodes, with yields between 5.6% and 8.1% near campus locations. The University of Glasgow (G12), the University of Strathclyde (G1), Glasgow Caledonian University (G4), and the University of the West of Scotland all draw student tenants. G12 commands the highest rent in the city at £1,358 per month, though its yield of 5.6% reflects the high asking price of £289,930. G1 and G4 sit at 8.1% and 6.3% yield respectively, with asking prices below £220,000. G31 (Dennistoun) at 7.7% yield and £157,855 asking price is within walking distance of both Strathclyde and Caledonian campuses. Student lets typically carry summer void periods. For broader context on student accommodation, see the PBSA guide.
What is the average house price in Glasgow?
The average house price in Glasgow is £189,093 (December 2025, UK House Price Index), representing 4.8% annual growth. This figure covers all property types: detached houses average £487,093, semi-detached houses £292,779, terraced houses £241,966, and flats £159,484. The PropertyData mean asking price across Glasgow's 28 postcodes with data is £180,998, ranging from £102,663 in G21 (Springburn, Balornock) to £289,930 in G12 (West End, Hillhead). Glasgow's sold price sits below Scotland's national average of £190,649 and 35.2% below the England average of £291,865.
Where can I find off-market property in Glasgow?
Glasgow's busiest postcodes for sales volume are G41 (84 per month), G13 (72), and G20 (67), indicating an active market with regular opportunities. High-turnover postcodes such as G46 (504% turnover), G43 (470%), and G21 (387%) see properties change hands frequently relative to total stock. Investors looking for off-market property in Glasgow tend to focus on the inner suburban ring (G31, G42, G14, G32) where sales volumes are steady and agents carry larger portfolios. The city centre postcodes G1 and G2 have the lowest turnover (50% and 52%) and smallest volumes (22 and 7 sales per month), which means fewer listings reach the open market. This guide covers 32 postcodes with data updated to April 2026.