Buy-to-Let in Glasgow 2025: Better or Best?

Regular readers of our blogs will know that we recently revisited the capitalto see how the buy-to-let market was faring in 2025. It therefore follows, as night follows day, that we’ll apply the same scrutiny to Glasgow (or there will be hell to pay!).

Glasgow, and Glaswegians are known to have a ‘guid conceit o’ themselves’, and in fairness, not without reason. Glasgow is a vibrant city, and a populous one, with a population of 635,000 in the city and over 1 million in Greater Glasgow.

Consequently the private rented sector (PRS) accounts for around 18% of households in the city, which rightly suggests that it is worthwhile to consider when looking to invest in buy-to-let property.

As professionals with years of experience in the buy-to-let market in Scotland, we know how important Glasgow is, so let’s have a good look at how 2025 is treating the second city of the British empire.

Glasgow – a quick recap

If Edinburgh might be said to house the brain of the nation, being home to major institutions of governance, Glasgow is the beating heart of Scotland.

It was the industrial centre of Scotland for decades, the home of ports and shipbuilding, sending and receiving people and goods from around the world.

Although heavy industry has declined, the city has an economic growth rate of 4.4%, second only to London, being home to more than 12,000 companies and supporting some 410,000 jobs.

It’s a thriving media hub, has a vibrant and productive music scene and speaks more Gaelic than anywhere except the Western Isles. There are ten universities and colleges within 10 miles of the city centre.

With student numbers exceeding 115,000 it’s easy to see the potential for rental properties.

Glasgow, in short, is a gallus show off!

Property market

A population of over 600,000 needs a lot of housing, and while property values in Glasgow are generally lower than Edinburgh, their rate of appreciation currently outstrips the capital significantly.

And finally, rents:

(All data courtesy of the Office for National Statistics)

Buy-to-let in Glasgow

All of this would suggest that buy-to-let in Glasgow could well be worth your consideration. We’d agree. However, as we have asserted many times, where you invest can be key to success.

So which areas of Glasgow are performing best for property investors? For consistency with our Edinburgh piece, we’ve again drawn the data from TrackCapital; note that their figures are based on figures from November 2024.

It will be updated to better reflect 2025, however, their conclusions coincide with other sources, based on figures from 2025.

G21

Covering a large section of north Glasgow – including Springburn, Balornock, and Robroyston G21 has some of the most affordable properties in the city. The data doesn’t lie: G21 stands out due to a strong rental yield of 8.7% (the second-highest in Glasgow) and an exceptional capital growth of 44% over the last five years.

Demand is driven by first-time buyers and renters seeking value for money mixed with easy access to the city centre. Plus, there are several parks, a hospital, two train stations and the M8 motorway all nearby.

G52

G52 covers several of Glasgow’s southwestern suburbs, including Cardonald, Hillington, and Penilee.

Historically an area with high levels of socioeconomic deprivation, this has led to lower property prices. However, this is exactly what gives the area such good potential for a buy-to-let.

For cities on the up, regeneration and improvement to infrastructure typically start in the centre and radiate outwards. Areas like G52, and G21 above, will benefit as city-wide plans progress – providing greater connectivity and employment.

G52 enjoys a diverse tenant base, including young professionals, families, and even students attending the nearby University of the West of Scotland (UWS) campus.

Local amenities such as schools, parks, and shopping facilities like Braehead Shopping Centre appeal to families, while Hillington Industrial Estate is home to over 500 businesses.

All of this contributes to a city-best average rental yield of 9.5%, clearly this will be of interest to investors looking at Glasgow.

G44

Glasgow’s Southside is the city’s most in-demand area. It’s filled with popular bars, trendy food spots, parks, and cultural attractions, like Hampden Park (the national football stadium). 

Expect to find leafy streets, Victorian tenements, a strong creative scene, and a community-led feel.

G44 sits on the southeastern edge of Southside, providing excellent access to the entire area but at a slightly more affordable price. It has excellent fundamentals for investors, with a solid 7.6% yield and excellent price growth of 36%.

G32

G32 is in Glasgow’s East End, including Shettleston, Tollcross, Mount Vernon, and parts of Carmyle. With its roots in the city’s industrial past the area is gradually transforming.

The area is the site of new housing developments making it more attractive to both renters and investors. The upshot? Yields are averaging 7.7% and property price increases of 27%.

Ongoing investment in the eastern suburbs, such as the nearby Clyde Gateway regeneration project, should provide a further boost to property values and rental demand in the future.

G31

Closer to the city centre, G31 covers Dennistoun, Haghill, and parts of Parkhead.

Known for its historic tenement buildings and community feel, G31 has become a hotspot for young professionals and students.

Dennistoun stands out in particular. The area is considered an excellent place to live by locals, with Glasgow city centre just a short bus ride away and a selection of independent shops, bars, pubs, restaurants and cafes to suit all preferences.

The redevelopment of Glasgow’s East End only increases the area’s potential, with improving infrastructure and amenities likely to drive demand in the coming years.

Buying property with tenants in situ

One of our favoured approaches which offers considerable potential benefits to investors. It can smooth your journey into buy-to-let in Glasgow – and elsewhere!

We’ll point you at our most recent thoughts on the subject, and you’ll find that our website has lots of advice on this subject

Advice from the property pros

Glasgow continues to be a vibrant market for anyone interested in buy-to-let investment.

Get the area and property right and you should enjoy both excellent yields and significant capital appreciation. Compared to Edinburgh, the entry fee – in terms of property prices – is considerably lower.

Glasgow City is committed to continuing regeneration and improvement, leading to better infrastructure, environment and transport links. All of this makes the more traditional areas of the city much better investments.

Obviously if you wander into areas such as Bearsden and Milngavie expect to be competing with determined residential buyers, however properties in G21 and G52 present some exciting opportunities.

In keeping with the rest of the PRS in Scotland, Glasgow has achieved a level of stability notably missing in the immediate post-pandemic environment. The fall in interest rates and a willingness to lend have also improved matters.

In summary…

Buy-to-let in Glasgow reflects the broader differences between Scotland’s two major cities. Edinburgh – solid, respectable, with higher prices and respectable returns.

Glasgow – vibrant, a bit rowdy but welcoming and often more rewarding to those willing to get involved in the life of the city.

The argument could be made that Glasgow offers better opportunities for investors who prefer to invest in multiple properties to create a broad portfolio, thanks to lower property prices.

Regardless of your investment preferences, we are always delighted to sit down and discuss your aims and aspirations, and to offer advice and practical assistance with making those ideas a reality. Just get in touch and let’s talk!

Thank you, as ever, for reading this far.

Written by Chris Wood, MD & Founder of Portolio

Get in touch on 07812 164 842 or email [email protected]