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See how verdicts work1-bedroom flat · EH15 1EA
Listing removedListed 38 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
A well-presented one-bedroom ground floor flat, ideally situated in the popular seaside area of Portobello and just a two-minute walk from Portobello Beach.
The property offers a bright and welcoming open-plan kitchen and living area, providing a comfortable and versatile space for both relaxing and entertaining.
A particular feature is the attractive bay window, which allows plenty of natural light into the room and adds character to the property.
The well-proportioned bedroom provides a comfortable and peaceful space, while the ground floor position offers ease of access and convenience.
The property also benefits from access to a communal garden, providing a pleasant outdoor space for residents to enjoy.
The location is a real highlight, with Portobello Beach just a short two-minute walk away.
The surrounding area offers a fantastic selection of cafés, restaurants, independent shops and local amenities, as well as excellent transport links providing easy access to Edinburgh city centre and beyond.
There is on-street parking available without the need for a permit, providing additional convenience for residents and visitors. The street also benefits from a number of EV charging points.
This appealing property would make an excellent home for a Single occupant preferred or couple looking to enjoy the relaxed seaside lifestyle Portobello has to offer, while remaining within easy reach of Edinburgh city centre.
Early viewing is highly recommended to fully appreciate the excellent location, natural light and features this property has to offer.
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
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FAQ
About pf2, 4, Kings Road, Edinburgh
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