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See how verdicts work2-bedroom flat · EH3 6QL
For saleReduced £35k (−6.6%) on 6 AugListed 211 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Welcome to a beautiful two-bedroom ground-floor flat set within a significant and William Sibbald.
Situated in the heart of the New Town conservation area within easy strolling distance of all the city centre offers, this home has a prestigious and highly coveted location forming part of one of the most important and best-preserved examples of urban planning in Britain.
It boasts the spacious architecture typical of its period, along with wonderfully large sash windows and original details.
Modern neutral styling elevates the interiors, in addition to a stylish contemporary kitchen and a new shower room (fitted in 2025).
It also has a private cellar and homeowners can apply for access to the Queen Street Gardens East. The flat is reached via a secure communal entrance and well-maintained foyer steeped in period charm.
Stepping into the home, you are welcomed by a hall with a crisp finish and built-in storage. On the left is the living and dining room.
Here, expansive dimensions are brightly illuminated by twin sash windows with south-facing aspects.
Neutral décor and soft carpeting create an elegant environment, alongside detailed cornice work and an impressive feature fireplace with a large over-mantle period mirror which frames the room with an eye-catching focal point.
Next door, the kitchen has an ultra-modern design with generous cabinet storage and high-end composite worktops.
Easy-clean splashbacks and under-unit lighting add practicality, while premium integrated appliances complete the sophisticated look.
Positioned to the rear, the two double bedrooms enjoy a peaceful garden aspect, as well as spacious proportions and an airy ambience.
The principal bedroom has the benefit of a large walk-in wardrobe/storage cupboard and both rooms mirror the aesthetic of the living area.
Conveniently, the new shower room is set between the bedrooms, featuring a modern three-piece suite.
Finally, there is also a private, secure dry cellar off the communal entrance hall for additional storage. Outside, the home falls within a controlled permit parking area (Zone 6).
Residents can also apply for access to the Queen Street Gardens East for a modest annual fee.
This private garden (shared exclusively by local homeowners) offers a scenic escape from the bustle of the city centre, featuring a massive expanse of lawn framed by mature plants and trees.
Extras: Integrated kitchen appliances (ceramic hob, concealed extractor, Neff Slide-and-Hide oven, Neff microwave, dishwasher, and a larder fridge).
Storage/utility room off hallway with freezer, washing machine and tumble drier are also included.
All curtains available, also beds and settees and wood furniture plus most china and kitchen equipment.
Please note, except for the boiler, no warranties or guarantees shall be provided in relation to any of the services, moveables, and/or appliances included in the price, as these items are to be left in a sold as seen condition.
EPC rating: D Viewing By app with Gilson Gray EPC Rating 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 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
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FAQ
About 10/1, Great King Street, Edinburgh
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