2F4, 3 Peffer Street, Edinburgh, Craigmillar EH16 4BA

Description

The property comprises a second floor flat in a five storey traditional tenement formed in stone and slate.

Accommodation

Entrance Hallway; Lounge; Bedroom; Kitchen; Store Rooms; Bathroom

Location

The property is located in the popular Duddingston area of Edinburgh, a popular residential district to the south east of the city centre.

Tenure / Property Information

Investment Analysis

No completed-sale comparables or formal valuation evidence is supplied, so market value and GDV cannot be established. The £95,000+ guide is not treated as market value. The supplied £1,190 pcm figure is an advertised asking rent only, not achieved rent. Buyer premium is £1,860 minimum because 1.2% of £95,000 is below the stated minimum; no other costs or works allowance are evidenced.

Investment Snapshot

Strategy Recommendation

Proceed only to further due diligence. The advertised rent suggests potential BTL, but the decision should depend on verified achievable rent, inspection findings, tenure/title review and full acquisition costs.

Works Required

No specific defects or required works are evidenced. Obtain a full inspection and verify the condition of the kitchen, bathroom, store rooms, services, common areas and tenement fabric before budgeting works.

Rental & Market Context

Potential BRRR Position

BRRR cannot be underwritten because there is no supported GDV, completed-sale evidence, refurbishment budget, EPC, tenure information or refinance valuation. The minimum buyer premium is known, but total project cost and refinance proceeds are not.

Buy-to-Let Analysis

Using the advertised asking rent of £1,190 pcm, annual gross rent is £14,280 and the gross yield against the £95,000 guide is approximately 15.03%. This excludes the £1,860 minimum buyer premium, any works, finance, tax, management, insurance, maintenance and voids. The rent is not confirmed passing rent, so BTL viability requires local letting validation and inspection.

Flip Analysis

A flip surplus cannot be calculated because no GDV, refurbishment allowance, selling allowance or completed-sale comparables are supplied. The property is described as a second-floor flat in a traditional tenement, but its resale value and condition require verification.

Investor Risks & Due Diligence

• The £1,190 pcm figure is an advertised asking rent rather than achieved or passing rent.

• No completed-sale comparables or formal valuation evidence are supplied.

• Property condition and refurbishment requirements are not evidenced.

• Tenure and title information are blank.

• Total acquisition cost is incomplete because no works, legal, finance, tax or additional special-condition costs are supplied.

• Traditional tenement common-area and building liabilities require inspection and title review.

Recommendation

Proceed only to further due diligence. The advertised rent suggests potential BTL, but the decision should depend on verified achievable rent, inspection findings, tenure/title review and full acquisition costs.

Strategy Rating

Analysis Confidence

The property description, guide, buyer premium and one advertised rent are supplied, but there are no completed-sale comparables, condition details, tenure, EPC, service information, works budget or GDV evidence.