Chartered surveyors covering Gorgie, Dalry, and Slateford - specialists in Edinburgh tenements and traditional sandstone properties
Regulated
EH11 covers some of Edinburgh's most characterful inner-city neighbourhoods - Gorgie, Dalry, Slateford, and Longstone. The postcode is dominated by traditional sandstone tenements, many of them built before 1919, and that heritage brings specific survey challenges that our chartered surveyors are trained to identify. With 75.3% of properties in EH11 being flats or maisonettes, understanding the structural and condition issues common to this housing stock is critical before you commit to a purchase.
Our RICS Level 2 survey - also known as a HomeBuyer Report - is the most popular choice for buyers acquiring a conventional, reasonably modern property in EH11. It covers the visible and accessible elements of the building: roofs, walls, floors, windows, drainage, and services. We assess each element using a traffic-light condition rating system and provide clear, jargon-free advice on anything that warrants further investigation or repair before exchange.
Property prices in EH11 have risen by 2% over the past 12 months, with an average price now sitting at £273,061 across all property types. With 409 sales recorded in the area in the last year, competition is active and buyers are making fast decisions. Our reports are typically delivered within 5 working days of the inspection, so you can make an informed offer or renegotiate with confidence and without unnecessary delays.
£273,061
Average House Price
409
Annual Property Sales
Sales in the last 12 months
£215,000
Average Flat Price
75.3% of EH11 properties are flats
£536,250
Average Detached Price
£219,995
New Build Starting From
Edinburgh West by Barratt Homes
The traditional housing stock in EH11 is largely composed of Victorian and Edwardian tenements, built using local sandstone and covered with slate roofs. This construction style has stood for over a century, but it also carries a set of defects that are consistently found by our surveyors during inspections in the area. Solid stone walls with limited cavity insulation, original timber floor joists, and aged leadwork on roofs are all features that require careful assessment by a qualified professional before purchase.
EH11 sits close to the Water of Leith, and certain parts of Gorgie and Dalry have a documented history of river flooding and surface water ingress. Our surveyors check drainage systems, basement areas, and ground-floor levels with particular care in this postcode, cross-referencing our findings with SEPA flood mapping data. This kind of local knowledge is something that generic national survey providers cannot replicate.
The postcode also falls within two conservation areas - Dalry and Gorgie - where strict planning controls apply. Each report we produce flags conservation area status and listed building designations in the context of your legal and financial obligations as a buyer, including what types of alterations and repairs are permissible. If we find that a property is a listed building, we will advise you on whether upgrading to a Level 3 Building Survey would be more appropriate for your situation.
Through hundreds of surveys carried out in EH11, our chartered surveyors have built a detailed picture of the defects most commonly encountered in this part of Edinburgh. Understanding these patterns helps us prioritise our inspection focus and ensures that buyers receive a report that reflects the real risk profile of the property they are buying.
These defects do not automatically mean a property is a poor purchase - many can be remedied at reasonable cost. What matters is that you know about them before you complete. Every defect receives a condition rating of 1 (no repair needed), 2 (repairs or replacement needed but not urgent), or 3 (urgent attention required or affecting safety), so you can quickly identify the priority issues and factor them into your negotiations or budget.
Source: ONS Census 2021. EH11's flat-dominant housing mix reflects the area's tenement heritage, making survey focus on shared structures and drainage essential.
Parts of EH11, particularly areas close to the Water of Leith in Gorgie and Dalry, have a documented history of river flooding. The Scottish Environment Protection Agency (SEPA) flood maps show flood risk zones covering sections of this postcode. Surface water flooding is also a risk across the wider urban area during heavy rainfall when drainage systems are overwhelmed. Our surveyors assess drainage conditions, ground floor levels, and any visible evidence of water ingress during every EH11 inspection, and we recommend all buyers obtain a formal flood risk search through their solicitor before exchange.
EH11 includes significant portions of two Edinburgh conservation areas: Dalry and Gorgie. Conservation area status means that the character and appearance of the area is subject to statutory protection, and any works to the exterior of a property - including alterations to rooflines, windows, doors, and stonework - may require Conservation Area Consent in addition to standard planning permission. Our surveyors note conservation area boundaries and their implications in every applicable report.
The area also contains numerous listed buildings, including many traditional tenements and public buildings that reflect Edinburgh's architectural heritage. If you are buying a listed building, a RICS Level 2 survey may not provide sufficient depth of analysis - particularly where original materials, specialist repair methods, or the condition of non-accessible elements are important. In these cases, we recommend upgrading to a Level 3 Building Survey, and our team will advise you accordingly when we review your property details.
When we survey properties in conservation areas, our chartered surveyors are specifically trained to identify materials and construction methods that are governed by heritage requirements. Replacing original sash-and-case windows with uPVC double glazing, for example, may not be permissible in certain conservation areas. We flag these constraints in our reports so that buyers understand what ownership of the property will and will not allow in terms of future improvement works.
Prices are indicative. Final cost depends on property size, value, and condition. Request a fixed quote at the link below.
Our EH11 Level 2 surveys follow the RICS Home Survey Standard, covering every accessible part of the building. We inspect the external envelope - including roof coverings, chimneys, gutters, downpipes, walls, windows, and doors - as well as the internal structure: ceilings, walls, floors, and staircases. We test services including plumbing, heating systems, and electrics for apparent condition and note any visible faults, though full electrical and gas tests require specialist certification which we recommend separately.
The report concludes with a risk section covering specific legal and environmental matters relevant to EH11, including flood risk from the Water of Leith, conservation area status, and any visible evidence of subsidence or ground movement. Our surveyors in EH11 are familiar with the area's geological profile - including the glacial till and alluvial deposits present in lower-lying parts of the postcode - and apply that local knowledge to their assessment of foundation and ground-floor conditions.
EH11 has seen a number of new build developments in recent years, with Edinburgh West by Barratt Homes on Gorgie Road (EH11 4DG) offering 1, 2, and 3-bedroom apartments from £219,995. Springwell Gardens and Merchant Quay by Places for People also occupy the EH11 2AB postcode area. If you are purchasing a new build rather than a traditional property, a RICS Level 2 survey is generally not the appropriate product - new builds come with a developer warranty (typically NHBC Buildmark) and what you need is a snagging inspection to identify defects before you complete and while the developer still has a contractual obligation to fix them.
Our snagging inspections for new builds in EH11 cover all accessible internal and external areas, identifying defects in finishes, joinery, plumbing installations, and electrical fittings. We produce a structured snagging list that you can submit directly to the developer. In our experience, new builds across Edinburgh routinely carry between 50 and 150 snagging defects at handover, ranging from minor cosmetic issues to more substantive problems with drainage, floor levelness, and window fitting.
For buyers who are unsure whether their property qualifies as a new build, the general rule is that any property completed within the last two years and sold by the original developer would benefit from a snagging inspection rather than a Level 2 survey. For everything else in EH11 - the thousands of Victorian and Edwardian tenements, post-war flats, and inter-war housing - a Level 2 HomeBuyer Report is the right starting point.
Source: Rightmove, February 2026. Prices reflect 12-month average across all sales in the EH11 postcode area.
RICS Level 2 surveys in EH11 and the wider Edinburgh area typically range from £400 to £900 depending on the property's size and value. For a standard 2-bedroom flat in EH11 - which represents the majority of transactions in this postcode - you should expect to pay in the range of £400 to £550. For a 3-bedroom terraced house on the upper end of the EH11 price scale, indicative costs rise to between £500 and £700.
Factors that can push the price higher include properties with complex layouts, multiple storeys, large footprints, or unusual construction methods. Properties with access difficulties - such as tall Victorian tenements where roof spaces require specialist access - may also carry a small premium. We provide a fixed, all-inclusive quote before we book your survey, so there are no hidden costs.
A survey fee in this range should always be seen in the context of the transaction value. On a £273,000 EH11 flat, a survey costing £500 represents less than 0.2% of the purchase price - and it has the potential to identify defects that could cost tens of thousands of pounds in repairs if left unidentified until after completion. Our reports are routinely used by buyers to renegotiate purchase prices, and in many cases the saving achieved exceeds the survey cost by a factor of ten.
Enter the EH11 property address and your purchase price into our online quote tool. You will receive a fixed, all-inclusive price for your Level 2 survey within seconds, with no obligation.
Select a date that works for you - we typically have availability in EH11 within 5 to 10 working days. You can pay securely online or by phone. We notify you and your estate agent once the appointment is confirmed.
Our RICS-accredited surveyor attends the EH11 property and conducts a thorough inspection of all visible and accessible areas. The inspection typically takes 2 to 4 hours depending on property size. Access is arranged through the selling agent.
Your completed Level 2 survey report is delivered to you digitally within 5 working days of the inspection. The report uses plain English, supported by our traffic-light condition rating system, and clearly identifies any issues that require your attention.
Our surveyors are available to talk you through the findings, answer questions, and provide guidance on whether to proceed, renegotiate, or request further specialist reports. You are not alone after you receive the document.
Approximately 75% of EH11 properties are flats in tenement buildings. When you purchase a flat in a tenement, you acquire a share of responsibility for the common parts - the shared roof, stairwell, external walls, and drainage. Our Level 2 survey assesses the condition of these shared elements from visible and accessible areas, but it is equally important to request copies of the building's maintenance records and any outstanding communal repair notices from the seller's solicitor. In Scotland, property factors (management companies) often maintain and invoice for communal repairs - understanding these obligations before you commit is as important as the survey itself.
In EH11, a RICS Level 2 survey typically costs between £400 and £700 depending on the property's size and value. A 1-bedroom flat would be at the lower end, from around £400, while a larger 3-bedroom terraced house in Gorgie or Dalry might cost £550 to £700. We provide a fixed all-inclusive quote before booking, so you know the exact cost upfront. There are no additional charges on the day of inspection or when the report is delivered.
A Level 2 survey is appropriate for most tenement flats in EH11 that are in a reasonable condition and have not been substantially altered. The survey assesses all visible and accessible areas, including the condition of the shared roof, stairwell, and external walls as observed during the inspection. If the property is a listed building, has suffered significant water damage, or has obvious structural problems, we would recommend considering a Level 3 Building Survey, which provides a more thorough analysis and a schedule of recommended works.
The on-site inspection for a Level 2 survey on a typical EH11 flat takes between 2 and 3 hours. For a larger terraced or semi-detached house in the postcode, expect 3 to 4 hours. The report is then written up by the surveyor and delivered digitally within 5 working days of the inspection date. If you need the report urgently, speak to us at the time of booking and we will do our best to expedite delivery.
Yes. Our surveyors assess the condition of the shared roof, including the slate coverings, chimney stacks, leadwork, and any accessible roof structures, as part of every Level 2 survey carried out in EH11. We inspect the roof from ground level and from any accessible roof hatch or loft space where available. We note the visible condition, flag defects using the condition rating system, and advise on whether further specialist access (such as a drone inspection or scaffolding survey) would be appropriate before purchase.
Yes - a survey is particularly important for properties in EH11's conservation areas of Dalry and Gorgie. Conservation area status means that repair and alteration work is subject to additional planning restrictions, and defects identified after purchase may be more expensive to rectify because traditional materials and methods are required. Conservation area context and its planning implications are flagged within the report, and we advise whether a Level 3 survey would be more appropriate for the specific property.
Parts of EH11 - particularly in Gorgie and Dalry near the Water of Leith - are within designated flood risk zones according to SEPA mapping. Our surveyors check all ground-floor areas, basement spaces, and drainage conditions for evidence of water ingress during every EH11 inspection. We note the proximity of the property to known flood risk areas within the report's risk section. We strongly recommend that all EH11 buyers also obtain a standalone flood risk search through their solicitor, as this covers both current and projected future flood risk levels.
They are the same product. The RICS rebranded what was known as the HomeBuyer Report as the RICS Level 2 Home Survey in 2021, as part of a wider standardisation of survey types across the industry. The scope of the inspection and report remains the same: a professional assessment of the visible and accessible condition of a property, using a traffic-light condition rating system to highlight areas requiring attention. Some older marketing materials and estate agents still refer to the HomeBuyer Report, but when you book a Level 2 survey with us, you receive a report produced to the current RICS Home Survey Standard.
Our full range covering EH11 and the wider Edinburgh area
From £600
The most thorough structural survey - recommended for listed buildings, older tenements, and properties with known defects
From £60
Energy Performance Certificate for EH11 properties - required for sale and lettings in Scotland
From £150
EICR for EH11 - essential for older tenements where outdated wiring is common
From £60
CP12 gas safety inspection for EH11 landlords and buyers with gas-heated properties
From £300
New build snagging inspections for Edinburgh West and other EH11 developments
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Chartered surveyors covering Gorgie, Dalry, and Slateford - specialists in Edinburgh tenements and traditional sandstone properties
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Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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