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See how verdicts work2-bedroom flat · EH7 5JW
For saleReduced £14k (−3.5%) on 8 OctListed 200 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
This two-bedroom, main door, basement flat occupies a prime yet remarkably peaceful spot in East Edinburgh City Centre, close to Leith Walk.
The entrance and upper floor of 9 Leopold is via a gated front patio, a few steps below Street level.
Forming part of an impressive a-listed building, the property sits within William Playfair's historic Eastern Entrance to the New Town development (Calton Scheme of 1820), designed to offer high-quality private housing" Split over two levels with spacious rooms and a bathroom on each floor, it was purchased in 2006 and fully refurbished in the early years.
Now tired and needing a makeover. The works required are largely cosmetic. In our opinion, the 19-year-old kitchen needs replacing (though appliances are much more recent).
The building was 200 years old in 2025. Adjacent to a main city artery, the property is remarkably quiet, especially since the main bus routes relocated to Regent Terrace in 2021.
The location is phenomenal-a few steps to the heart of the city. A short stroll from the excellent St James Quarter and convenient for world-class amenities and transport links by tram, train and bus.
The accommodation is both characterful and cosy. The property is in fair decorative order and comprises a tiled entrance hallway, with hardwood flooring throughout.
The upper level has a principal bedroom with dressing room and en-suite shower room.
The lower level offers; open-plan living/dining room with fully fitted kitchen, a second, large double bedroom with dressing room and adjacent shower room.
The property benefits from gas central heating (boiler replaced in 2023), electric underfloor heating in both bathrooms, and bike shed/storage.
The current owners have not pursued this option, as it is not convenient for them. Neighbours have fitted out and occupied theirs.
For an annual fee, residents enjoy access to 11 acres of private gardens nearby-a haven for dog walkers and others. There is an entitlement to 2 zoned parking permits. (Fees apply).
Fitted carpets and floor coverings, light fittings, curtains, hob, oven, tumble dryer, washing machine and fridge freezer are included in the sale.
All appliances are sold as seen with no warranty provided. Tenure - Freehold Council Tax Band- D Viewing By apt call EPC Rating EPC rating: C
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
Set an offer; the calculator follows it.
Short let unlikely to be allowed
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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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
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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FAQ
About 9, Leopold Place, Edinburgh
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