5-bedroom house · EH52 6JY
Listing removedListed 86 daysAuction 30 Jul · ended
Opportunity summary
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About
** sale by auction - 30 July 2026 - Timed Online Auction ** ****Incredible development opportunity. Substantial 5 bedroom end terraced villa requiring internal upgrading.
Huge potential to add value through improvement*** ***The property comprises, ground floor Entrance hallway, lounge, bedroom first floor Master bedroom with en suite plus 3 bedrooms and bathroom*** *** Popular residential area with high demand.
3 bedroom houses in this development have sold up to £200,000 historically*** ***The property has been rented and will require a degree of upgrading to all areas.
No home report as the property is in non habitable condition, no kitchen. Recently fitted gas boiler*** ***Development opportunity with substantial potential equity through upgrading.
Sought after residential area*** Great buy to let or family home** Located 12 miles west of Edinburgh, Broxburn is a well-connected West Lothian town offering a ideal mix of suburban living, local amenities, and rapid access to major employment hubs.
Key Highlights & Connectivity Road & Rail Commuting: Minutes from the A89, M8, and M9 for fast road access to Edinburgh and Glasgow. Uphall Rail Station (approx.
1.5 miles) provides direct train services to Edinburgh Waverley and Glasgow Central in under 30 minutes. Airport Access: Edinburgh Airport is located just 5 miles away.
Local Amenities: A high street featuring local shops, cafes, bakeries, and supermarkets (Lidl, spar), plus quick access to Livingston Designer Outlet and The Centre for premier shopping.
Schools: Primary options include Broxburn Primary, Kirkhill Primary, and St. Nicholas Primary, with secondary education at Broxburn Academy.
Leisure & Recreation: Borders the historic Union Canal towpaths and Almondell & Calderwood Country Park, offering vast green space, woodland trails, and walking routes.
Auction Details 30 July 2026,10am-3pm Timed Online Auction How to Bid Now Submit an enquiry now or visit our website for full details on how to bid on this property.
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Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
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Returns
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Archie refurb estimate: a Pro feature
0.0% below starting price
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
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About 23, Nicol Place, Broxburn
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