1-bed retirement property for sale in Edinburgh EH4 — £200K | Dwelfy

⊞ View all 13

No rent on file — nothing here can be priced yet

There is no rent on file for this address, so nothing here can be priced from one.

Put a rent you believe into the calculator and every figure on this page moves with it. Two or three local lettings will get you closer than anything we can offer here.

Flat 5, Lyle Court, 25 Barnton Grove, Barnton, Edinburgh, EH4 6EZ

1 BED RETIREMENT PROPERTYListed 30d ago

£200,000

No rent data for this listing — run your own numbers in the calculator below.

Why it works

Nothing here counts in its favour
No figure on this listing stands out in the property’s favour. That is a finding, not a gap — the cautions opposite are what this property turns on.

Why to be cautious

Retirement only — Age-restricted resale; limited buyer pool
This is a restriction on the title or the transaction itself, not a condition of the building — no amount of refurbishment changes it.Read from the listing text, so confirm it in the legal pack before you spend anything on a survey.
No EPC certificate on record — and no minimum we can put on it in Scotland
The England and Wales minimum band does not apply in Scotland, and what a private let has to reach there instead is not something we hold. Every rent figure on this page assumes it can be let.The band is free to look up on the EPC register — get it, then confirm the standard that applies in this nation before you offer.
Monthly profit −£1,021/mo — you would top this up heavily, every month, from your own income
You would be topping it up every month, from your own income, for as long as you hold it.That can still be the plan if you are buying for capital growth — but it should be a decision, not a surprise. Try your own numbers →
-17.9% a year over five years — you tie up a lot of cash for what it returns
The capital you tie up is large relative to what the investment returns over five years.A lower offer or a smaller deposit changes this more than a higher rent does. Try a lower offer →

What if I change my assumptions?
At the asking price, 25% deposit, 6.50% charged
No rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.
Try your own numbersLive
You keep-£1,021/mo
All-in cash£80,643
PaybackNever
Offer
Deposit
Mortgage rate
Rent
Worked at 6.50% — 5.75% quoted plus a company premium.
no rent on file

What would have to be true?
No recorded basis for the rent to work from
Every price on this card is that rent inverted, and this row records no basis for its rent — not that the rent is wrong, but that we cannot show it was measured against nearby lettings. A price quoted to the £5,000 needs evidence we can point at.
rent basis not recorded

Is it a good location?
No school rated Good or better in this postcode area
1 school in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.
Article 4Not assessed for this address
postcode area, not this address

Which strategy wins?
No rent on file, so nothing can be ranked
No rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.
no market renta comparison needs a rent for every way of letting it

Ready to move on this property?

Generates an offer pack with your numbers & sources — take it to the agent.

Listing seen …

What if…

Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent).

You keep-£1,021/mo

All-in cash£80,643

PaybackNever

Offer

Deposit

Mortgage rate

The dial above is the rate you would be quoted. Every figure on this page is worked at 6.50% — that rate plus a 0.75pp premium lenders add on a limited-company purchase.

Standard rental

Rent

Empty weeks a year

Doing it up

Estimated, not surveyed — nobody has been inside.

More assumptions10

Mortgage term

Fixed for

Stress rate

Solicitor + survey

Lender fees

Letting agent

Insurance

Maintenance

Service charge

Ground rent

Where these figures came from16

Offer the asking price£200,000Asking price from listing

Deposit a typical assumption25%Standard 75% LTV for BTL

Mortgage rate a typical assumption5.75%5-year fixed at 75% LTV — 5.75% (as of 2026-05-20). 5.75% headline + 0.75pp limited-company product premium = 6.50% charged in this model.

Rent no rent on file£0/moNo rent data — verify locally

Empty weeks a year a typical assumption2 wksTypical voids for BTL

Doing it up a typical figure, not a quote£7,843Per-property refurb estimate from the element rate-card model (£5,882–£10,980 range), VAT-inclusive

Mortgage term a general default, not this property25 yrs

Fixed for a typical assumption5 yrsFixed for 5 years (5-year fixed at 75% LTV); after the fix the projection charges the reversion rate — a stated assumption, not a forecast.

Stress rate a typical assumption7.50%The higher of 5.5% and your rate + 2 points (PRA SS13/16): 7.5%

Solicitor + survey a typical figure, not a quote£1,700Standard house — £1,100 legal + £600 survey

Lender fees a typical figure, not a quote£4,0002% product fee on £150,000 loan + £1,000 booking fee

Letting agent a typical assumption10%Typical BTL agency rate

Insurance a typical figure, not a quote£28/moTypical BTL building+landlord cover for £200K–£400K

Maintenance a general default, not this property£67/moDefault £67/mo — type unknown

Service charge a typical figure, not a quote£0/moFreehold — no service charge (scraper field ignored if present)

Ground rent a typical figure, not a quote£0/moFreehold — no ground rent (scraper field ignored if present)

These are this page’s own derivation notes, unedited. A figure marked a typical figure, not a quote is our model of a cost for a property of this kind in this area — not a price anybody has given you, and the first thing worth replacing with a real one.

Notes

Auto-saves

Listed by

Simpson & Marwick

0131 381 1102 View on portal

Asking price£200,000

More investment properties in Edinburgh

Every live listing in Edinburgh, ranked with the same maths as this page.

See Edinburgh ranked

There is no rent on file for this address, so nothing here can be priced from one.

What could kill thisThe checksIt is sold as a retirement-only home, not on ordinary termsThis is not an ordinary purchase, so none of the figures on this page describe it.2 problems found · 4 we could not check · 3 do not apply to this property■ from the listinglisting last seen 20 Sep 2026

What will it cost me to buy?Breakdown£72,800 + refurb costs£22,800 of that never comes back — LBTT, solicitor and lender fees.£72,800 to buy itdeposit · stamp duty · solicitor · fees~£7,843, unseen□ works not inspected

Is the price right?The deedsLast sold for £236,000 in 2021Nothing nearby is comparable, but asking is 15% less than the £236,000 paid for it in 2021.□ this address’s own deeds, no comparable saleHM Land Registry Price Paid Data

How big is it, really?The planThe rooms are on the plan; the total is notThe plan is on file; the floor area is not.□ no floor area published

Is it a good location?Open the mapNo school rated Good or better in this postcode area1 school in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.Article 4Not assessed for this address■ postcode area, not this address

Which strategy wins?No rent on file, so nothing can be rankedNo rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.□ no market renta comparison needs a rent for every way of letting it

More investment properties in Edinburgh

Is it a good location?
No school rated Good or better in this postcode area
1 school in this postcode area, none rated Good or better and flood risk checking… — open for the map, the schools and the rest.
Article 4Not assessed for this address
postcode area, not this address

Which strategy wins?
No rent on file, so nothing can be ranked
No rent is recorded for this address, so nothing here can be priced from one. Put a rent you believe into the calculator and every figure below moves with it.
no market renta comparison needs a rent for every way of letting it