4-bedroom terraced house · EH4 3BJ
Listing removedListed 248 days
Opportunity summary
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About
Positioned in the heart of the iconic Dean Village, 10 Bell’s Brae is an exceptional home combining historic charm, contemporary finish and some of the finest views in Edinburgh.
The property enjoys an unrivalled outlook over the Dean Bridge and the Water of Leith, with large windows and elevated aspects flooding the interior with remarkable natural light.
The result is a warm, elegant and beautifully presented home in one of the city’s most picturesque settings.
The ground floor offers three bright double bedrooms, a contemporary family bathroom, a private ensuite and a welldesigned utility room, all finished to a high standard that blends modern comfort with period character.
The first floor features a stunning openplan living, dining and kitchen space, filled with natural light and framed by expansive windows showcasing uninterrupted views of the Dean Bridge and Dean Village.
All integrated whitegoods appliances are Miele, and the kitchen also includes a fullsized wine fridge, enhancing both quality and convenience.
The top floor is home to a luxurious principal suite with a spacious double bedroom and stylish ensuite shower room, creating a calm and private retreat.
A key feature of the property is its highly flexible lowerground accommodation, currently run as a successful Airbnb.
With its own private entrance from the Dean Pathway, it operates entirely independently from the main house and provides an excellent income stream.
It can just as easily function as a guest suite, annexe or workspace, or be incorporated back into the main home, offering valuable adaptability for a range of needs.
Externally, there is an allocated parking space in the secure garage with an electric security door. The garage also features a secure bicycle room.
Situated in one of Edinburgh’s most atmospheric and soughtafter locations, the property offers the tranquillity of the Water of Leith while being only moments from the West End, Stockbridge and the city centre.
Bell’s Brae is renowned for its charm, natural beauty and rare sense of escape within the capital. EPC: C Council Tax Band: H Tenure: Freehold Viewing strictly by appointment.
EPC Rating: C Council Tax Band: H
Value & comps
Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.
Returns
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Archie refurb estimate: a Pro feature
0.0% below asking
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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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