3F1, 3 Peffer Street, Edinburgh, Craigmillar EH16 4BA

Description

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

Accommodation

Entrance Hallway; Lounge; Bedroom; Kitchen; 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.

Investment Analysis

The £105,000+ guide is the only supplied purchase-price evidence. No HM Land Registry completed sales or other valuation evidence has been provided, so a supported market value, GDV range or maximum bid cannot be established. The £1,190 pcm figure is an advertised asking rent, not an achieved rent.

Investment Snapshot

Strategy Recommendation

Proceed only after verifying tenure, legal-pack obligations, condition and achievable rent. On the supplied evidence, treat this as an initial BTL screening opportunity rather than an underwritten purchase or flip.

Works Required

No specific defects or refurbishment requirements are evidenced. Obtain a full inspection and review the legal pack before budgeting for works; only the stated entrance hall, lounge, bedroom, kitchen and bathroom are confirmed.

Rental & Market Context

Potential BRRR Position

A BRRR assessment cannot be completed because no supported GDV, refurbishment budget, tenure information or finance costs are provided. The 1.2% buyer premium would be £1,260 at the guide price, subject to the stated minimum, but other legal-pack fees may apply.

Buy-to-Let Analysis

At the £105,000 guide, the advertised £1,190 pcm asking rent equates to approximately 13.6% gross yield before finance, tax, maintenance, voids, management and other costs. This is not a passing or achieved rent, and the guide is a minimum, so the actual yield cannot be confirmed.

Flip Analysis

A flip surplus cannot be calculated because there are no completed-sale comparables, supported GDV, refurbishment allowance or selling-cost allowance. The flat's condition is also not evidenced.

Investor Risks & Due Diligence

• The guide price is a minimum and the eventual purchase price may be higher.

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

• No completed-sale comparables or supported GDV evidence are provided.

• Condition and refurbishment requirements are not stated.

• Tenure, occupancy, lease details, EPC, council tax, heating and parking information are absent.

• Additional fees may be listed in the Special Conditions of Sale.

• Buyer premium is 1.2% including VAT, subject to a minimum of £1,860 including VAT.

• The required 10% deposit, subject to a minimum of £5,000, is payable immediately upon exchange of contracts.

Recommendation

Proceed only after verifying tenure, legal-pack obligations, condition and achievable rent. On the supplied evidence, treat this as an initial BTL screening opportunity rather than an underwritten purchase or flip.

Strategy Rating

Analysis Confidence

Only the guide price, buyer premium, basic accommodation, location and one advertised asking rent are supplied. There are no completed sales, GDV evidence, condition assessment, tenure details, operating costs or confirmed passing rent.