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See how verdicts work2-bedroom flat · EH5 1RT
Listing removedReduced £6k (−2.4%) on 10 SepListed 133 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Immaculately presented and filled with natural light, this south-west-facing two-bedroom first-floor apartment offers bright, contemporary living throughout, with a balcony and an allocated parking space.
Forming part of a desirable modern, factored residential development in Edinburgh's Granton area, to the northwest of the city centre.
A welcoming entrance hall with a useful storage cupboard leads into an impressive open-plan living, dining and kitchen area.
Bathed in natural light from full-height windows and glazed doors opening onto the private balcony, this spacious room offers excellent space for both relaxing and entertaining.
Finished with attractive wood-effect flooring, it also benefits from a wall-mounted TV point and additional built-in storage.
The contemporary kitchen is thoughtfully designed with modern fitted units, wood-effect worktops and matching upstands, a sink with a drainer, and a range of integrated appliances including an eye-level oven, induction hob, fridge/freezer, dishwasher and washing machine.
The generous master bedroom is stylishly decorated in light neutral tones, featuring a striking panelled wall, two large built-in wardrobes, a Juliet balcony, and a modern en-suite shower room complete with a rainfall shower, tiled splash wall and a ladder-style radiator.
A second well-proportioned double bedroom enjoys a corner full-height window and doors, leading to a Juliet balcony, allowing for excellent natural light, and includes wood-effect flooring and a large built-in wardrobe.
Completing the accommodation, a family-sized bathroom is fitted with a modern three-piece suite, tiled splash walls and a ladder-style radiator.
Granton is located about three miles north of Edinburgh’s city centre, offering convenient access to the trendy Shore district and the Ocean Terminal shopping centre, which features a cinema and popular restaurants.
Several supermarkets are nearby, and Craigleith Retail Park provides additional shopping options.
Frequent public transport runs from West Granton Road and Waterfront Avenue to the city centre, including a direct Airlink service to the airport.
The area is experiencing significant development, notably at Granton Marina, which will include a new hotel, spa, and residential properties.
With several gyms and leisure centres close by, residents can also enjoy the scenic waterfront path and causeway leading to Cramond Island, perfect for jogging, dog walking, and family outings.
Granton is home to the new Edinburgh College and offers well-regarded local schools. An EWS1 form has been obtained and can be found at the back of the Home Report.
Factor Fees: AboveBoard, £200 float and £200 pm Council Tax Band: D Tenure: Freehold
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
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FAQ
About Flat 9, 5, Waterfront Avenue, Edinburgh
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