How much is Edinburgh?

The asking rent is £1,795 a month.

Edinburgh, EH1 2HE

3-bedroom flat · EH1 2HE

2 baths

Asking rent

£1,795/mo

To rentListed 6 days

HMO licensed

Investor metrics

Opportunity summary

See Archie’s verdict, returns by strategy and what to check before viewing.

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About

The property

Book your viewing online at 1LET A fantastic opportunity to live on one of Edinburgh's most iconic streets.

1LET are delighted to bring to the market this three bedroom (No HMO Licence), unfurnished flat which is centrally located just off the Grassmarket.

Benefitting from a new kitchen and modern bathrooms along with gas central heating and a low council tax band this beautiful 3 bedroom flat would make a wonderful home.

The property itself comprises 3 double bedrooms, dual windowed living room, 2 bathrooms and a modern fully fitted kitchen.

The property is located in the historic centre of Edinburgh and is in walking distance to the Royal Mile, Princes Street, St James Centre and many shops, as well as easy access to all transport links across the city including Waverly Train Station.

Please note, this property does not have a HMO licence and so is unsuitable for 3 unrelated individuals sharing. Council tax band: C, EPC rating: D. Landlord Registration Number: 542406/230/01052.

Letting Agent Registration Number: LARN1806013. Deposit: £1,995

HMO licensed

Key information

Furnished state

Unfurnished

Deposit required

£1,995

Available From

30 Nov 2026

Council tax band

Band C

Estimated ~£1,600/year

Local authority

City of Edinburgh

Unitary Authority

Value & comps

How does the rent compare?

Land Registry doesn’t cover Scotland or Northern Ireland, so previous sales may not be on record.

Rental comparables are shown in the Rental section below. Sold comparables remain for area capital context only.

Returns

What does it return?

Rent evidence

Rental benchmark

Nearby rental comparables

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Local SA Market

Short let unlikely to be allowed

The whole City of Edinburgh is a short-term let control area: letting a whole home that is not your main residence needs planning permission for change of use.
The council's policy presumes against short-let use of flats that share a common stair, so permission is unlikely unless the flat has its own main door.
A short-term let licence from the City of Edinburgh Council is also required.
Edinburgh visitor levy: 5% of the accommodation charge on stays from 24 July 2026.

We're still gathering serviced-accommodation data for this area.

Model

Run the numbers.

Strategy: R2R · full calculator

R2R calculatorRent-to-rent SA + HMO strategies — occupancy, platform fees, profit

Investment Disclaimer

This is not financial or investment advice. Prop AI Deals is not authorised by the Financial Conduct Authority (FCA) to provide investment advice.

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

Is it a deal?

Archie’s verdict

Archie has scored this property.

Article 4No HMO Article 4 held

HMO Conversion Potential

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.

Tier, yield projection, and cost stack — Pro tier only.

PD Conversion Potential

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.

Tier, route, yield projection, and cost stack - Pro tier only.

BRRR Candidate

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.

Tier, refurb cost, ARV, and refi maths - Pro tier only.

Plot subdivision potential

Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.

Lease extension arbitrage

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.