Harrison Gardens, Edinburgh EH11
Scotland
£180,000
Listed on 10/10/2026
Listed on 10/10/2026
The listing
Property details
Bedrooms
1Type
Detached houseArea
506 sqftFeatures
- Garden
Description
This one-bedroom ground-floor flat has its own main-door entrance and is positioned opposite Harrison Park. The accommodation includes an entrance hall, sitting room, dining kitchen, double bedroom, box room and bathroom, with period details retained in the principal rooms.
The property requires comprehensive modernisation. An extensive cellar with good ceiling height is included, with access to shared gardens from the cellar. The cellar may offer scope for further use or alteration, subject to the necessary consents and feasibility checks.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
37out of 100
Grade ELow opportunity
Confidence: MEDIUM
This main-door period flat has a substantial project behind its fireplaces, cornicing and stone frontage, with worn finishes and old fittings across several rooms. The extensive cellar, with generous stated ceiling height and access to the shared garden, is a distinctive part of the opportunity: it could offer scope to rethink how the space is used, subject to condition, feasibility and consents. The shared garden shown is maintained, and the exterior appears generally intact in the supplied views.
The price is the main constraint. At £180,000, the asking price is already above the local £/sqf average; adding the £45,000–£80,000 refurb range leaves costs stretched against the local benchmark for a flat of this floor area. That comparison is with current local average value, not a forecast of the value after works, but it makes the numbers difficult to support without a strong case for the finished property. The cellar also needs its condition and moisture assessed as part of planning the project.
Key opportunities
- Rework the worn interiors around the period fireplaces and cornicing, creating a coherent finish throughout.
- Explore how the extensive, high-ceilinged cellar could add useful space, subject to condition, feasibility and consents.
- Refresh the old kitchen and coloured bathroom suite as part of a comprehensive redesign.
Key risks
- Worn finishes and old fittings across several rooms, plus an unfinished cellar, make this a £45,000–£80,000 full-project budget and programme rather than a cosmetic refresh.
- At the £180,000 asking price, adding the stated works range puts costs well above the local average benchmark for this floor area; that benchmark is not a post-works valuation.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£680
Based on a loan of £135,000 over 30 years at 4.45% interest
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