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See how verdicts work6-bedroom detached house · EH10 4NY
Under offerListed 140 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
12 Merchiston Avenue is a superb detached Victorian family home extending to approximately 3,405 sq ft, set on a prime, tree-lined street in the heart of Merchiston.
The property has been fully, extensively and sympathetically renovated and modernised in 2020, combining elegant period proportions with a high-quality contemporary finish throughout.
The ground floor offers a well-balanced layout ideally suited to modern living.
A welcoming reception hall leads to a bright baywindowed sitting room to the front, while a separate dining room to the rear provides a more formal entertaining space.
The standout feature is the impressive open-plan kitchen/breakfast room, extending to over 30 feet, with a central island and ample space for family dining and entertaining, with direct access to the garden.
A family room, additional bedroom/study, utility room, WC, shower room and useful storage complete this level.
Upstairs, the first floor hosts a generous principal bedroom with ensuite bathroom, alongside two further double bedrooms and a family bathroom.
The second floor provides two additional double bedrooms, a shower room and eaves storage, offering excellent flexibility for guests, older children or home working.
Merchiston Avenue is a highly regarded, tree-lined street set within the heart of the prestigious Merchiston district, one of Edinburgh’s most desirable residential areas.
The property enjoys a peaceful and established setting while being within easy walking distance of the vibrant amenities of Morningside Road, widely recognised for its excellent selection of independent retailers, cafés, restaurants, and quality supermarkets.
The area offers an attractive blend of suburban tranquillity and city convenience, with a strong sense of community and an abundance of everyday amenities close at hand.
Nearby Bruntsfield and Morningside further enhance the lifestyle offering, providing a variety of specialist shops, leisure facilities, and popular dining spots.
EPC: D Council Tax Band: H Tenure: Freehold Viewing strictly by appointment. EPC Rating: D
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 restrictions apply
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
FAQ
About 12, Merchiston Avenue, Edinburgh
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