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See how verdicts work4-bedroom flat · EH10 5EQ
For saleReduced £25k (−2.6%) on 26 OctListed 232 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Blair Cadell are delighted to present to market this exceptional home, forming part of a striking detached Victorian villa.
Occupying the first and second floors and set on a prominent corner plot, this stunning property boasts outstanding views to the south and west across Craiglockhart Hill, the Braids, and the Pentland Hills.
Rich in period charm and complemented by excellent local amenities, this unique home offers generous living space and character in abundance.
Early viewing is highly recommended to avoid disappointment.
The accommodation comprises of a shared entrance vestibule leading to a private entrance hall, with a staircase bathed in natural light from a stunning cupola above.
An elegant drawing room with bay window featuring a window seat overlooking the front and side gardens, stunning detailed cornicing and complete with working shutters.
A formal dining room or additional double bedroom featuring a large fireplace with marble inset and mahogany surround, also with working shutters.
A front-facing sitting room with bay window, gas stove, ornate cornicing and a marble-inset fireplace with wood surround and hearth.
A well appointed kitchen fitted with a range of wall and base units, including a central island and high-spec Siemens appliances: 5-burner gas hob with extractor hood, fan oven, grill, warming drawer, washing machine, dishwasher, and tumble dryer.
A fully tiled bathroom with a three-piece suite, mains shower over the bath, and heated towel rail.
To the rear, a split-level area leads to a magnificent wood panelled billiard room, complete with a full-sized table (included in the sale) and a west-facing sun loggia offering open panoramic views—an ideal space for entertaining or relaxing.
Upstairs, the second floor provides four generously proportioned double bedrooms, a modern shower room, and a separate WC. The property further benefits from gas central heating throughout.
Externally, the home enjoys a beautifully maintained private garden with mature flower beds, a summer house, a carport, and a driveway offering off-street parking.
Merchiston is a prestigious residential area located approximately 1.5 miles from Edinburgh city centre.
It benefits from excellent transport links, including regular bus services and easy access to the City Bypass, Edinburgh International Airport, and the M8, M9, and M90 motorways.
The area is served by excellent schools, both state and private, including George Watson’s College.
A wide range of shopping options are nearby, including Sainsbury’s, a 24-hour ASDA, Lidl, Aldi, and a short walk to M&S and Waitrose.
Recreational amenities are abundant with Harrison Park, the Union Canal, Craiglockhart Sports and Tennis Centre, and Fountain Park Leisure Complex—all offering leisure and dining options within easy reach.
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.
Area
Agent & docs
FAQ
About 28/2 Colinton Road, Edinburgh, EH10 5EQ
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