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See how verdicts work2-bedroom flat · EH15 1DT
Under offerListed 20 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Promenade Terrace is a beautifully presented, two bedroom flat boasting outstanding, uninterrupted sea views, forming part of a traditional tenement building situated directly on Portobello's Promenade.
Entered through a well maintained communal stairwell, via a secure door entry system, the accommodation comprises: welcoming entrance hall; bright and spacious living room with bay window offering exceptional panoramic sea views, ornate cornicing, original wooden flooring and feature fireplace; sizable box room; generously sized kitchen diner with integrated hob and electric oven, dishwasher and washing machine and large enough to accommodate a table and chairs for 6; utility room/office with views over the rear garden; front facing, generously proportioned double bedroom 1 with ornate fireplace and stunning sea views; rear facing single bedroom 2 and bathroom with shower over bath, completing the accommodation on offer.
Further benefits include: gas central heating; double glazing; south facing communal rear garden laid to lawn with patio area, perfect for entertaining within the summer months; attractive period features; excellent transport links; and a superb range of local amenities, including Portobello Beach and High Street, both of which are just a short walk away.
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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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 Flat 3, 10 Promenade Terrace, Portobello, EH15 1DT
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