2-bedroom flat · EH15 1TW
To rentListed 1 day
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Hello to beachside living at Hillcoat Place. Morning walks on the sand, sea air and a favourite coffee close to home.
This immaculate two-bedroom apartment places you just a two-minute stroll from Portobello Beach, with private parking adding everyday ease to a sought-after coastal lifestyle.
Inside, the sun-filled living and dining room offers an inviting space to unwind or spend time with friends.
The modern kitchen comes complete with appliances, while two double bedrooms, both with built-in wardrobes, provide comfortable retreats. A fresh, well-presented bathroom completes the accommodation.
Outside, a small communal garden offers a welcome touch of greenery, alongside your own private parking space.
With Portobello High Street close by, independent bookshops, florists, art shops and an appealing choice of cafés and eateries become part of your everyday surroundings.
Spend a leisurely afternoon by the shore, enjoy dinner locally or make the most of the city amenities within easy reach. Beautifully presented and perfectly placed to embrace life by the sea.
Contact Home Sales and Lettings to arrange your viewing. EPC rating: C. Landlord Registration Number: 321160/230/23391. Letting Agent Registration Number: 2301002.
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Rental comparables are shown in the Rental section below. Sold comparables remain for area capital context only.
Returns
Short let unlikely to be allowed
We're still gathering serviced-accommodation data for this area.
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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.
Area
Agent & docs
FAQ
About Hillcoat Place, Portobello, Edinburgh, EH15
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