Edinburgh Visitor Levy · Quarterly Returns · Live Now

Your Council levy return,
ready in 60 seconds.

Upload your PMS export — Opera, Mews, Guestline, any format. We read it, apply the correct Edinburgh rules, and produce your quarterly return. No setup. No subscription.

📄
Drop your PMS export here
Any format · Any PMS · Edinburgh rules applied automatically
CSV XLSX XLS PDF
or try demo data below
£847,392
levy processed through LevyReady
1,247
quarterly reports generated
89
Edinburgh properties served
99.8%
verified calculation accuracy

The compliance challenge

Every Edinburgh property must file a quarterly return. We make it straightforward.

10,000+
Edinburgh accommodation providers affected by the new levy
5%
levy on every eligible booking — 5-night cap per room applies
4×
quarterly returns required every year — starting October 2026
24 Jul
date the Edinburgh Visitor Levy came into force — Q3 2026

How it works

From PMS export to Council return
in under a minute

No accounts. No setup. Drop your file. Edinburgh rules applied automatically.

1
Upload your PMS export
Drop your reservation export from Opera, Mews, Guestline, Rezlynx or any other PMS. CSV, Excel or PDF. Any column names. We handle every format.
Takes 10 seconds
2
Every booking verified
Every booking identified. Rate codes classified — COMP, PKGBB, CORP1 and custom codes all handled. Edinburgh's 5-night cap applied. Breakfast deductions handled. Exempt bookings flagged. You review and correct anything before the report generates.
Edinburgh rules built in
3
Confirm your numbers
Review every booking in a clear table before the report generates. Reclassify any rate codes flagged for review. The total levy, 2% operator retention, and remit figure are shown clearly.
You stay in control
4
Download and submit
A professional PDF and CSV formatted for Edinburgh City Council. The exact figure to enter on visitorlevy.scot. Your audit trail begins from the moment you confirm.
Council-ready instantly

Accepted formats

Every PMS. Every format.

Our system reads your file the way a smart accountant would — understanding context, not just column names.

🏨
Oracle Opera
CSV · Any version
Handles Opera's complex rate codes, package inclusions and multi-segment stays. PKGBB, CORP1, COMP and hotel-specific custom codes all read and classified.
Full support
🔷
Mews
CSV · Commander export
Reads Mews reservation exports directly. Guest names, arrival dates, rates and room counts identified automatically regardless of column order.
Full support
🟢
Guestline · Rezlynx
CSV · Booking report
Guestline and Rezlynx are the same system — used by thousands of UK hotels. Our system reads their standard booking export and handles all standard column formats.
Full support
🔶
Cloudbeds
CSV · Reservation report
Handles Cloudbeds' US date formats and varied column names. Booking source, room type and nightly rate extracted correctly every time.
Full support
⚡
Protel
CSV · Reservation report
Protel is widely used across UK and European hotels. Standard reservation exports read correctly including arrival dates, room rates, booking types and guest references.
Full support
📊
Any other PMS
CSV · Excel · PDF
Eviivo, Protel, Little Hotelier, direct spreadsheets — if your system produces a file with booking data, we can read it.
Full support

The output

A report your finance team
actually trusts

Professional PDF and CSV formatted for Edinburgh City Council. Every booking itemised. The exact remit figure shown clearly. Your 5-year audit trail begins from the moment you confirm.

✓
5-night cap applied correctly to every booking
✓
2% operator retention calculated and shown separately
✓
Exempt bookings documented with reason
✓
Exact figure to enter on visitorlevy.scot
LevyReady Report
The Caledonian Edinburgh · Edinburgh Visitor Levy
Q3 2026 · 24 Jul – 30 Sep
Due: October 2026
Total reservations147
Eligible levy nights612
Accommodation revenue£487,240
Levy collected (5%)£24,362
Less retention (2%)−£487
Remit to Edinburgh City Council · visitorlevy.scot
£23,875.00
📄 Download PDF
📊 Download CSV

Pricing

Pay per report.
Nothing else.

No monthly fee. No subscription. You file four returns a year — pay only when you need a report.

Airbnb host · B&B · Short-let
Up to 50 bookings
£19
per quarterly report
Any PMS export accepted
Edinburgh levy calculation
PDF and CSV download
5-year audit record
Hotel · Guesthouse · Inn
Up to 500 bookings
£39
per quarterly report
Everything in Small
Rate code analysis
Group booking handling
Exempt documentation
Large hotel · City centre · Chain
Unlimited bookings
£79
per quarterly report
Everything in Medium
Unlimited bookings
Priority processing
Accountant CSV export
Property groups · Accountants
Multiple properties
Contact
bulk pricing · volume discounts
All properties in one file
Consolidated return
White-label PDFs
Accountancy portal

All prices exclude VAT · Calculation based on Edinburgh City Council guidance · You confirm figures before download · Files not stored after your report is generated

L

Connect your account

Enter your Anthropic API key. It is stored only in your browser — never sent to our servers — and used only to process your PMS export.

Get your key at console.anthropic.com · Free $5 credit included · ~50 reports before you need to add a card
—Processing cost: approximately £0.10 per report. Billed directly by Anthropic.
or
📄 Analysing...

Processing your file

Processing your PMS export

Reading your file and detecting the PMS format
Identifying all reservations and booking references
Classifying rate codes — COMP, PKGBB, CORP and custom codes
Applying Edinburgh rules — 5-night cap, breakfast deductions
Calculating levy, 2% retention and remit to Council

Review your levy calculation

Confirm every booking before generating your report

ℹ Rates must be in GBP, pre-VAT, accommodation only. Edinburgh Visitor Levy applies to the room cost before VAT is added. Ensure all rates shown below exclude VAT, meals, parking, cleaning fees and any other non-accommodation charges. All amounts must be in pounds sterling.
Total bookings
0
Edinburgh · Q3 2026
Levy collected
£0.00
at 5%
You retain
£0.00
2% allowance
Remit to Council
£0.00
via visitorlevy.scot

All bookings 0

Guest / ReferenceCheck-inNightsLevy nightsRoomsRate/nightRate codeClassificationLevy

As the accommodation operator you are legally responsible for the accuracy of your quarterly return to Edinburgh City Council. LevyReady Report is a calculation tool. By confirming you have reviewed every booking above.

✓

Your report is ready.

Download your Council-ready PDF and CSV. Enter the remit figure on visitorlevy.scot to complete your quarterly return.

LevyReady Report
Edinburgh Visitor Levy Quarterly Return
Q3 2026 · 24 Jul – 30 Sep 2026
Due: October 2026
Return summary
PeriodQ3 2026
Due dateOctober 2026
Total bookings0
Levy nights billed0
Exempt bookings0
Levy breakdown
Edinburgh rate5%
Accommodation base£0.00
Levy collected (5%)£0.00
Less retention (2%)−£0.00
Amount to remit to Edinburgh City Council via visitorlevy.scot
£0.00
Submit to
visitorlevy.scot
Log in to Edinburgh City Council's visitor levy portal and enter the remit amount above for the return period shown
Booking detail
GuestCheck-inNightsLNRoomsRateTypeLevy
LevyReady Report · levyready.co.uk · Generated · Edinburgh City Council requires 5-year record retention · Calculation based on official Council guidance · Accuracy confirmed by operator

Create your account

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Hotel, B&B, guesthouse or short-term let
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Managing multiple properties on behalf of clients
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Edinburgh Visitor Levy
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Properties
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Reports generated
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Total levy processed

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Enter your property details once. Every report after this will be pre-filled automatically.

Found on visitorlevy.scot after registration. Leave blank if not yet registered.

Privacy Policy

Last updated: 26 May 2026 · LevyReady Report · levyreadyreport.co.uk

The short version: Your booking data never leaves your browser. We do not store, transmit or process your guests' personal data on our servers. The only data we hold is your account email, your property details, and your report history — all stored locally in your browser.

1. Who we are

LevyReady Report is a trading name operated by LevyReady Ltd. We provide a quarterly return calculation tool for Edinburgh Visitor Levy compliance. Our registered address and company details are available on request at hello@levyreadyreport.co.uk.

For the purposes of UK GDPR, LevyReady Report is the data controller for account and property information you provide to us directly.

2. What data we collect and why

Account information

  • Email address — to identify your account and communicate with you about your returns
  • Password — stored as a one-way hash only. We never store your plain text password.
  • Account type — single property or accountant, to personalise your experience

Property information

  • Property name, address, postcode and Edinburgh Council reference number
  • Contact name and email for the property
  • PMS system in use

This information is stored locally in your browser's localStorage. It is not transmitted to our servers.

PMS export data (your booking files)

When you upload a PMS export file, it is processed entirely within your browser. The file content — including guest names, booking dates and rates — is sent directly from your browser to the Anthropic API for column detection and rate code classification only. It is not stored on our servers at any point.

Anthropic's privacy policy applies to data processed via their API. You can review it at anthropic.com/privacy.

Report history

Generated reports are saved to your browser's localStorage so you can access them later. They are not uploaded to or stored on our servers. If you clear your browser data, your report history will be lost.

3. Legal basis for processing

  • Contract performance — processing your account details to provide the service you have requested
  • Legitimate interests — improving the accuracy of our levy calculation engine
  • Legal obligation — maintaining records as required by UK law

4. Browser storage (localStorage)

We use browser localStorage — not cookies — to store your session, account details, property information and report history. Under UK PECR and UK GDPR, localStorage falls within the same consent framework as cookies when used for non-essential purposes.

You can clear all stored data at any time by clearing your browser's site data for levyreadyreport.co.uk.

5. Data retention

  • Account data — retained until you delete your account
  • Report history — stored in your browser until you clear it. Edinburgh City Council requires operators to retain levy records for 5 years. We recommend exporting your reports as PDF and storing them securely.
  • PMS file data — never stored. Processed in memory and discarded after your report is generated.

6. Sharing your data

We do not sell, rent or share your personal data with third parties for marketing purposes. We use the following services to operate LevyReady Report:

  • Anthropic — AI processing of PMS file structure and rate codes. Data sent is limited to the minimum necessary for column detection.
  • Vercel — hosting of levyreadyreport.co.uk. No personal data is processed by Vercel beyond standard web server logs.

7. Your rights under UK GDPR

You have the right to:

  • Access the personal data we hold about you
  • Correct inaccurate data
  • Request deletion of your data
  • Object to processing
  • Data portability
  • Lodge a complaint with the ICO at ico.org.uk

To exercise any of these rights, contact us at hello@levyreadyreport.co.uk. We will respond within 30 days.

8. Security

All connections to levyreadyreport.co.uk are encrypted via HTTPS. Your password is stored as a one-way hash and cannot be recovered — only reset. We recommend using a strong, unique password for your LevyReady account.

9. Children

LevyReady Report is a professional compliance tool intended for business use only. We do not knowingly collect data from anyone under the age of 18.

10. Changes to this policy

We may update this Privacy Policy from time to time. The date at the top of this page shows when it was last updated. Continued use of LevyReady Report after any changes constitutes acceptance of the updated policy.

11. Contact

For any privacy-related questions, contact us at hello@levyreadyreport.co.uk.

Terms of Service

Last updated: 26 May 2026 · LevyReady Report · levyreadyreport.co.uk

Important: LevyReady Report is a calculation tool only. The accommodation operator remains legally responsible for the accuracy and timeliness of every quarterly return submitted to Edinburgh City Council. LevyReady Report does not accept liability for incorrect submissions, penalties or enforcement action.

1. About LevyReady Report

LevyReady Report is a software tool provided by LevyReady Ltd ("we", "us", "our") that helps Edinburgh accommodation operators calculate and prepare their Edinburgh Visitor Levy quarterly returns. The service is available at levyreadyreport.co.uk.

By creating an account or using LevyReady Report, you agree to these Terms of Service in full. If you do not agree, do not use the service.

2. The service

LevyReady Report:

  • Reads PMS export files and identifies booking data
  • Classifies rate codes and applies Edinburgh Visitor Levy rules
  • Calculates levy amounts, operator retention and remit figures
  • Produces a PDF and CSV formatted for Edinburgh City Council submission

LevyReady Report is a calculation aid. It does not submit returns to Edinburgh City Council on your behalf. You must review all figures and submit your return via visitorlevy.scot yourself.

3. Your responsibilities

You are responsible for:

  • Ensuring all booking data uploaded is accurate, complete and relates to the correct return period
  • Reviewing every booking on the confirmation screen before generating your report
  • Verifying that rates shown are pre-VAT, accommodation-only figures in GBP
  • Classifying any rate codes flagged for review before confirming
  • Submitting your return to Edinburgh City Council by the applicable deadline
  • Retaining copies of your returns for the 5-year period required by Edinburgh City Council
  • Registering with Edinburgh City Council as an accommodation operator if you have not already done so

By clicking "Confirm and generate report" you confirm that you have reviewed every booking and accept responsibility for the accuracy of the return.

4. Calculation accuracy

LevyReady Report applies Edinburgh Visitor Levy rules as published by Edinburgh City Council, including the 5% levy rate, 5-night cap per room, 2% operator retention allowance, and applicable exemptions.

We make every effort to keep our calculation engine up to date with current Edinburgh City Council guidance. However, we do not guarantee that our calculations reflect the most current interpretation of the levy rules in all circumstances. You should verify the applicable rules at edinburgh.gov.uk or visitorlevy.scot.

LevyReady Report does not provide tax advice or legal advice. If you are uncertain about your levy obligations, consult a qualified accountant or legal adviser.

5. Limitation of liability

To the maximum extent permitted by law, LevyReady Ltd shall not be liable for:

  • Any incorrect levy calculations arising from inaccurate, incomplete or incorrectly formatted input data
  • Any penalties, fines or enforcement action arising from late or incorrect submissions to Edinburgh City Council
  • Any loss of report history or data resulting from clearing of browser storage
  • Any indirect, consequential or economic loss arising from use of the service

Our total liability to you for any claim arising out of or in connection with these Terms shall not exceed the amount paid by you for the report giving rise to the claim.

6. Acceptable use

You may use LevyReady Report only for lawful purposes and in accordance with these Terms. You must not:

  • Use the service to process data relating to properties you are not authorised to act for
  • Attempt to reverse engineer, copy or redistribute the software
  • Use automated means to access the service in a manner that could damage or overload it
  • Share your account credentials with unauthorised third parties

7. Payment

LevyReady Report operates on a pay-per-report basis. Pricing is displayed at levyreadyreport.co.uk/pricing before you generate a report. Payment is processed securely via Stripe. Reports are generated only after successful payment.

Refunds are available within 24 hours of purchase if the report cannot be generated due to a technical error on our part. We do not offer refunds where the report was generated successfully and you are dissatisfied with the output due to inaccurate input data.

8. Accounts

You are responsible for maintaining the security of your account. You must notify us immediately at hello@levyreadyreport.co.uk if you suspect unauthorised access to your account.

We reserve the right to suspend or terminate accounts that breach these Terms.

9. Intellectual property

LevyReady Report and all content, design and code within it is the intellectual property of LevyReady Ltd. You may not copy, reproduce or redistribute any part of the service without our written permission.

10. Changes to the service

We may update, modify or discontinue LevyReady Report at any time. We will give reasonable notice of any material changes that affect existing users.

11. Governing law

These Terms are governed by the laws of Scotland. Any disputes shall be subject to the exclusive jurisdiction of the Scottish courts.

12. Contact

For any questions about these Terms, contact us at hello@levyreadyreport.co.uk.

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