How much is Edinburgh?

The asking rent is £2,995 a month.

No floorplan from the agent

Edinburgh, EH9 3EB

3-bedroom flat · EH9 3EB

1 bath

Asking rent

£2,995/mo

To rentListed 4 days

Investor metrics

Opportunity summary

See Archie’s verdict, returns by strategy and what to check before viewing.

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About

The property

**£100 per tenant cash back offer** This beautifully presented five-bedroom HMO property offers the perfect blend of modern style, comfort, and practicality - ideal for students seeking high-quality accommodation in one of Edinburgh’s most popular areas.

**£100 per tenant cash back offer** Fully furnished throughout, the property features a bright and spacious open-plan lounge and kitchen, creating a sociable space perfect for relaxing, studying, and entertaining.

The home also benefits from generous storage, gas central heating, and a modern family bathroom.

Situated in the highly sought-after Newington area, the property is within easy walking distance of the University of Edinburgh, making it ideal for access to lectures, libraries, and campus facilities.

Excellent public transport links nearby also provide quick and easy access to the city centre and surrounding areas.

Newington is renowned for its vibrant atmosphere, with an excellent selection of cafés, restaurants, bars, supermarkets, and independent shops all close at hand.

Outdoor spaces including The Meadows and Arthur's Seat are just a short walk away, offering the perfect escape for exercise, relaxation, or socialising outdoors.

Combining stylish modern living with an unbeatable student-friendly location, this property is an outstanding choice for comfortable and convenient city living.

Deposit : £2995 EPC Rating: C Council Tax Band: E Landlord Registration: 958696/230/20111 Parking Type: Council permit parking Heating: GCH Professionally managed by an ARLA-registered agent, Arc Property Management offers peace of mind with a 24-hour emergency repairs service.

Can’t attend in person? No problem - Arc also provides live interactive viewings via Teams, Zoom, or WhatsApp Video, giving you flexibility to view and secure your new home remotely.

Key information

Furnished state

Furnished

Availability

Available now

Check availability with the agent

Students

Students Accepted

Council tax band

Band E

Estimated ~£2,200/year

Local authority

City of Edinburgh

Unitary Authority

Value & comps

How does the rent compare?

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

What does it return?

Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

Short let unlikely to be allowed

The whole City of Edinburgh is a short-term let control area: letting a whole home that is not your main residence needs planning permission for change of use.
The council's policy presumes against short-let use of flats that share a common stair, so permission is unlikely unless the flat has its own main door.
A short-term let licence from the City of Edinburgh Council is also required.
Edinburgh visitor levy: 5% of the accommodation charge on stays from 24 July 2026.

We're still gathering serviced-accommodation data for this area.

Model

Run the numbers.

Strategy: R2R · full calculator

R2R calculatorRent-to-rent SA + HMO strategies — occupancy, platform fees, profit

Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

All investment calculators, property analyses, and AI-generated insights are for informational purposes only. Property investment carries risk and may result in financial loss. All calculations should be independently verified and you should consult with FCA-authorised financial advisers before making any investment decisions.

Past performance does not guarantee future results. Tax implications vary by individual circumstances.

Deal

Is it a deal?

Archie’s verdict

Archie has scored this property.

Article 4No HMO Article 4 held

HMO Conversion Potential

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.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

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.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

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.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

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.