East Pilton Farm Crescent, Edinburgh: big numbers, flags shown

The valuation, and every comparable behind it

25 of 100 pulled comparables drove the valuation, with a matched median of £230,000. The price per square foot cross-check implies £0 for this floor area.

This valuation is based on 65 recently sold properties near this 2-bedroom Flat. 5 sales were excluded from the pool as they belonged to a different postcode sector with a materially higher price-per-sqft than the subject's local pocket (EH5 2G). This avoids pulling the valuation up against a different micro-market. No floor area was available for this property, so we based the valuation on the actual sold prices of comparable flats nearby with matching bedrooms and type. Key examples: Flat 11, 14, East Pilton Farm Crescent, 775 sqft, £250,000; Flat 4, 7, East Pilton Farm Crescent, 743 sqft, £168,000; Flat 13, 7, East Pilton Farm Crescent, 829 sqft, £164,000. Notably, 13 sales were on the same road as this property (Flat 11, 14, East Pilton Farm Crescent, 775 sqft, £250,000 and Flat 4, 7, East Pilton Farm Crescent, 743 sqft, £168,000), providing a highly relevant price anchor. Based on these comparables, a refurbished 2-bedroom flat in this area is valued at £239,265. This is the median of the comparable evidence, the point at which half the comparable sales sit above and half below. Confidence: high. The purchase price is £115,000, which is £129,988 (53.1%) below this post-refurb valuation. This gap represents the potential uplift from purchasing below market value and refurbishing. The comparable sales confirm the market supports a higher price once the property is brought to a good standard. Sanity flag: GDV is more than 2x the asking price (2.13x). Either the asking is materially below market or the comp pool is skewing high. Worth a manual cross-check. No floor area available for this property, so this uses the median price per sqft of 20 comparable sales of the same property type x the typical floor area of matching sold homes (818 sqft), low confidence. Comparable evidence spans £228,631 to £244,991 (middle half of comp-implied values). 5 outlier comps excluded before valuing. Premium withheld: modelled refurb of £5,728 is below the £10,000 threshold, so the valuation is not uplifted for a refurbished finish.

The refurbishment, room by room

Total £5,728 including VAT: rooms £713, energy works £3,879, overheads £389, with a 15% contingency carried.

• Bedroom 19 costed items · £713

The rent, with its evidence

Market rent today £1,352/month (£1,284 to £1,388), post-refurbishment estimate £1,355/month, a stated premium of 0.2%, from 10 matched comparable lets. Confidence 83%.

10 comparable rental listings were identified near this property, matched on property type, bedroom count, and proximity, with 1 already let and confirming achievable rents in the current market. 1 outlier listing was excluded to prevent unusual listings from skewing the result. The comps indicate a median of £1352/month for properties of this type and size. Post-refurb rental estimate: £1355/month (£16260/year).