Summary - 5, WEST COATES, EDINBURGH EH12 5JG
10 bed 10 bath Detached
Spacious, characterful investment close to transport links and Murrayfield events.
- Ten bedrooms with eight en-suites plus additional shower room
- Recently renovated interior but varied room fittings throughout
- Private driveway, detached double garage and gated corner plot
- South-facing front and rear gardens with suntrap seating terrace
- Convenient walk to Haymarket, tram, airport bus and Murrayfield
- EPC Rating D; energy efficiency improvements likely required
- Area shows mixed demographics with some local deprivation indicators
- One bedroom on electric heating; mostly gas central heating
A substantial Victorian detached villa converted and refurbished as a 10-bedroom guest house, arranged over two to three storeys and set in a walled corner plot in a conservation area. The property combines period features — high ceilings, bay windows, decorative mouldings — with practical modern upgrades, including eight en-suite shower rooms, a further en-suite bathroom, secondary glazing and an alarm/CCTV system. The layout supports immediate trading as a guest house, short-term let or conversion to a multi-room rental investment.
Practical strengths include private driveway parking, a detached double garage and outhouse for storage, secure gated access, and established south-facing front and rear gardens with a suntrap terrace. The location is highly convenient: Haymarket station, tram and airport bus links are walkable, Murrayfield Stadium is minutes away, and local shops, pubs and supermarkets are close by — useful for guest turnover and year-round occupancy.
Notable considerations: the building sits on an average urban plot with relatively small garden areas and an EPC rating of D. The surrounding area is classified as having higher deprivation metrics despite nearby professional demographics, which may influence longer-term rental yields and guest mix. Heating is primarily gas central heating but one bedroom currently has electric heating; room features vary and some bedrooms show ad-hoc fittings (drinks stations, TVs) reflecting guest-house use rather than uniform residential standards.
This freehold property will suit an operator or investor seeking an established, characterful trading guest house with good transport links and parking, or a buyer looking to reconfigure into flats or a large family home (subject to consents). Its combination of period charm, a large internal footprint (c. 4,408 sq ft) and practical servicing makes it a flexible asset, but allow for works to raise energy efficiency and to standardise internal finishes if converting use or targeting higher-end short-term guests.
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