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See how verdicts work5-bedroom house · EH41 4DX
For saleListed 348 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Spacious five-bedroom detached home with attached shop and garden, in the heart of Haddington.
Rosehall House is a distinctive and expansive detached property located in the charming East Lothian village of Haddington.
Offering exceptional flexibility and character, this five-bedroom home features bright, welcoming interiors and a versatile layout, with the added benefit of an attached shop forming part of the property.
The ground floor accommodation comprises a spacious entrance hall leading to a superbly proportioned sitting room, with exposed beams and generous glazing providing a wealth of natural light.
The open-plan kitchen and dining area create a stylish modern living space, featuring a sleek glossy grey fitted kitchenette with an island breakfast bar, electric hob, and integrated overhead extractor.
The ground floor also includes a convenient utility room, WC, laundry area, and the shop space, which is currently trading but will close upon completion of sale.
This substantial area provides scope for a range of alternative uses, subject to any necessary consents.
Upstairs, the principal bedroom benefits from an en suite shower room and excellent natural light, while a further four bedrooms offer flexible family accommodation.
One of the bedrooms enjoys a Juliet balcony overlooking the surrounding area. The contemporary family bathroom is finished to a high standard with a bath and separate shower.
Externally, the property features an enclosed garden with a paved patio area ideal for outdoor dining and relaxation.
A detached timber outhouse currently houses a gym and offers excellent potential as a home office or studio.
The property benefits from double glazing and modern electric heating, with on-street parking available nearby.
Location Haddington is a historic and picturesque East Lothian town offering an excellent range of amenities, including independent shops, cafés, restaurants, supermarkets, and leisure facilities.
The area is well served by primary and secondary schooling, with Knox Academy and Compass School nearby.
There are a number of scenic walks along the River Tyne and within the surrounding countryside, while the beautiful East Lothian coastline with its sandy beaches and golf courses is within easy reach.
Haddington lies approximately 18 miles east of Edinburgh and benefits from convenient road access via the A1, as well as regular public transport links to the City Centre.
Fixtures and Fittings All blinds, curtains and light fittings to be included in the sale. Viewing Details By appointment contact Simpson & Marwick
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 licence or registration needed
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.
Area
Agent & docs
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FAQ
About Rosehall House,, 7A, Rosehall, East Lothian
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