Oban, Mull, Islay and Loch Lomond's west shore · Scotland
Argyll and the Isles holiday let: price, break-even and rules
Argyll and Bute (Oban, Mull, Islay, Loch Fyne, Helensburgh) is one of the lowest-priced areas in this index with strong island, whisky and sea-loch demand. Ferry logistics and the Scottish licensing regime are the operating realities.
Ranked 2 of 27 in the UK Break-Even Index. Average purchase price £189,366 (Argyll and Bute, July 2026).
Argyll and Bute UK HPI, July 2026. up 3.1% over 12 months.
£187 at 45% occupancy · £141 at 65%.
25% deposit, LBTT plus Additional Dwelling Supplement, £18,000 furnishing and £2,500 legal/survey.
14.8% of the average purchase price, before you take a penny of profit.
These are area averages, not a valuation. A cottage in a honeypot village will sit well above the figure; a market-town terrace can sit below it. Replace the price with the actual asking price in the Deal Checker.
What the number means
If you cannot evidence £159 a night at 55% occupancy, the average Argyll and the Isles purchase does not break even.
That rate is after 18% management and 3% platform fees, £115 cleaning every four-night stay, and the fixed costs in the stated cost model. It is not a recommended nightly rate. It is the floor at which the mortgage and the bills are covered, with no owner profit and no void reserve beyond the occupancy assumption.
A typical Argyll and the Isles listing that actually books at £199–£239 in peak weeks can still fail the year if shoulder and winter nights sit well below this floor.
Price by property type
Same model, Land Registry type averages for Argyll and Bute.
| Type | Average price | Break-even ADR |
|---|---|---|
| Terraced | £171,084 | £154 |
| Semi-detached | £218,652 | £169 |
| Detached | £338,121 | £206 |
| Flat / maisonette | £118,925 | £138 |
Demand
Who actually books here.
High in Oban and on Mull and Islay in season, strong around Loch Lomond's west shore. Whisky tourism, wildlife and sailing. Winter is quiet except around Loch Lomond.
Easter to October with an international summer peak. Island properties depend on ferry capacity and weather.
Property types that fit: Stone cottages and crofts, Victorian villas in Oban and Dunoon, modern lodges and waterside houses. Private water and drainage are common.
Local rules
Check these before you offer.
A short-term let licence from Argyll and Bute Council is mandatory. There is no council-wide control area at present. Second-home council tax is charged at 200%. Loch Lomond and the Trossachs National Park Authority is the planning authority on the park's west side.
Nearby areas
Compare the next market, not the postcard.
Scottish Highlands
Average price £221,136. Break-even £169 a night at 55% occupancy.
Open Scottish Highlands ScotlandPerthshire
Average price £229,180. Break-even £172 a night at 55% occupancy.
Open Perthshire ScotlandDumfries and Galloway
Average price £169,511. Break-even £153 a night at 55% occupancy.
Open Dumfries and GallowayNext step
Test a real Argyll and the Isles listing, not the average.
The figures above use the district average. Your deal is a specific house. Run it through the free Deal Checker, then buy the £39 report if you want the workbook kept.
FAQs
Common questions
How much does a holiday let cost in Argyll and the Isles?
The UK HPI average for Argyll and Bute in July 2026 is £189,366. A typical mortgaged buyer in this model needs about £83,878 in cash (deposit, additional-dwelling purchase tax, furnishing and legal). Honeypot streets cost more than the average; market towns less.
What nightly rate does a Argyll and the Isles holiday let need to break even?
£159 a night at 55% occupancy of 320 available nights, using 75% LTV at 5.75% interest-only, 18% management, 3% platform fees and the stated fixed costs. At 45% occupancy the floor is £187; at 65% it is £141.
Is Argyll and the Isles a good place to buy a holiday let?
Only if a specific property can evidence a nightly rate at or above the break-even figure after fees, and the local rules allow holiday use. Argyll and the Isles ranks 2 of 27 on the Break-Even Index. Read the demand and rules on this page, then run the actual listing through the Deal Checker.
What rules apply to holiday lets in Argyll and the Isles?
A short-term let licence from Argyll and Bute Council is mandatory. There is no council-wide control area at present. Second-home council tax is charged at 200%. Loch Lomond and the Trossachs National Park Authority is the planning authority on the park’s west side.
House prices: HM Land Registry UK House Price Index for Argyll and Bute, July 2026, open data under the Open Government Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. Break-even figures are educational illustrations from one cost model, not a valuation, forecast or recommendation to buy. Confirm tax, planning and lending with qualified advisers.