Chartered surveyors for Colinton, Oxgangs, Firrhill and across the EH13 postcode
Regulated
EH13 spans a varied slice of Edinburgh's south-west - from the historic village of Colinton, with its older stone properties and conservation character, to the post-war suburban estates of Oxgangs and Firrhill. With an average house price of £330,612 and 3,189 properties sold in the last 12 months, it is an active market covering a wide range of property types, eras, and price points.
Prices in EH13 fell 14% year-on-year in the most recent data, having come off a 2023 peak of £375,370. This kind of price movement makes a thorough survey all the more important - buyers need to understand what condition they are purchasing in, and what maintenance obligations they are taking on, to make confident offers in a market where values can shift significantly.
Our chartered surveyors carry out RICS Level 2 homebuyer surveys across EH13, providing a structured written report with condition ratings on every major element of the property. Whether you are buying a period stone cottage in Colinton or a 1960s semi-detached in Oxgangs, a homebuyer survey gives you the evidence to proceed with confidence - or to renegotiate if significant defects come to light.
£330,612
Average House Price
£231,363
Flat Average
Most common type sold in EH13
£781,581
Detached Average
Colinton and surrounding areas
3,189
Property Sales (12 months)
Active market across EH13
£400
Survey Cost from
Fixed price for 2-bed flat
EH13 is one of Edinburgh's more varied postcodes in terms of housing stock. At one end, the historic village of Colinton - mentioned in records dating back to the 12th century - contains period stone cottages, Victorian villas, and older properties with construction histories that pre-date modern building standards. At the other end, the post-war estates of Oxgangs and Firrhill were developed largely from the 1950s through to the 1970s, built primarily as social housing with cavity wall construction and more standardised layouts.
These two distinct housing generations present very different survey profiles. Pre-1919 stone properties in Colinton are likely to carry the classic Edinburgh defects - damp penetration through masonry, deteriorating roof coverings, timber decay, and outdated services. Post-war properties in Oxgangs and Firrhill face a different set of issues: concrete and non-traditional construction methods in some cases, ageing cavity wall insulation, flat-roofed extensions and garages, and heating and electrical systems approaching the end of their functional life.
The significant price fall of 14% year-on-year in EH13 means buyers have more negotiating room than in recent years - but it also means the market is pricing properties more critically. A homebuyer survey that identifies significant defects gives buyers the documented evidence to justify price reductions from a vendor, or to budget accurately for works before completing the purchase.
In EH13's older Colinton properties, the most common findings in our survey reports are damp - both penetrating damp through stone and lime mortar, and rising damp where damp-proof courses are absent or have failed - and roof defects including deteriorated slate coverings, failed leadwork around chimney stacks, and blocked rainwater goods. Timber decay is also regularly identified in older properties where sustained moisture has affected suspended floors, window frames, and roof timbers.
In the post-war properties across Oxgangs and Firrhill, our inspectors frequently report flat roof issues on garages and rear extensions - the most common source of active water ingress in this stock type. Cavity wall insulation that has reached the end of its lifespan, or been installed incorrectly, can cause wall dampness and thermal bridging. Heating systems and boilers in properties built 50-70 years ago are regularly at or near the end of their useful life.
Across both housing types in EH13, outdated electrical wiring is a recurring concern. Properties built or last wired before the 1980s may have systems that fall short of modern safety standards and require inspection by a qualified electrician. Our survey flags the visible condition of the electrical installation and recommends an EICR where the system appears dated, so buyers can factor potential rewiring costs into their purchase decisions.
Source: Rightmove, last 12 months. Semi-detached data from Zoopla at £444,147. Bar lengths are proportional to average sale prices in EH13.
EH13 house prices fell 14% year-on-year in the most recent data, compared to a 2023 peak of £375,370. In a falling market, buyers can be tempted to focus entirely on negotiating price reductions - but a survey is equally important in this environment. Properties that have been sitting unsold or price-reduced are more likely to have maintenance issues that sellers have deferred. Our survey gives you an independent, documented assessment of the property's actual condition, so you can make offers and negotiate based on evidence rather than assumption. The survey fee is typically recovered many times over in either negotiated savings or avoided costs.
All surveys we carry out in EH13 are completed by RICS-registered chartered surveyors with knowledge of Edinburgh's wide range of residential property stock. Our inspectors cover both the historic Colinton area and the post-war developments across Oxgangs, Firrhill, and the broader EH13 postcode, giving buyers expert, independent assessments whatever the property type.
Following the inspection, you receive a written survey report with condition ratings of 1 (good order), 2 (maintenance required), or 3 (significant defects needing immediate attention or specialist investigation) applied to every major element. The report includes photographs of significant findings and a plain-English summary of the priority issues, so you can act on the results without needing to decipher technical language.
Our surveyors are available to discuss the report findings with you after you receive it. If any items require clarification - the likely cause of a crack, the urgency of a roof repair, or what a structural movement finding means practically - we can talk you through it. The aim is for you to finish the survey process with a clear, confident understanding of the property you are buying.
Colinton, the historic village within EH13, is one of Edinburgh's most distinctive residential areas. Its character as a former mill village along the Water of Leith has left a legacy of stone-built properties ranging from cottages to substantial Victorian villas. Colinton's historic character is reflected in conservation area designation, which brings additional planning controls for property owners and buyers.
Properties within Colinton's conservation area are subject to restrictions on external alterations - including changes to windows, doors, roofing materials, and boundary treatments - that do not apply to non-designated properties. For buyers, this means that identified defects in the survey may need to be repaired using specific traditional materials and methods rather than modern equivalents. Stone repair using matching sandstone, lime mortar repointing rather than cement, and like-for-like replacement of traditional timber windows are typical requirements that carry a cost premium over standard repairs.
Our Level 2 surveys for Colinton properties note any conservation area designation and flag where recommended repairs may require planning consent or the use of specific materials. For Category A or B listed properties within EH13, or for properties requiring significant renovation within the conservation area, we typically recommend upgrading to a RICS Level 3 Building Survey to give buyers the depth of analysis needed to plan and cost the works accurately.
Our homebuyer survey is a thorough visual inspection of the property by a RICS-chartered surveyor. The inspection covers the roof structure and coverings (from ground level and via roof void where accessible), external walls, chimneys, windows and doors, internal ceilings, walls and floors, visible timbers, services, grounds and outbuildings. Every accessible element receives a condition rating in the written report.
For EH13 properties, the inspection pays particular attention to roof condition - including flat roofs on extensions and garages common in post-war stock - the presence or absence of damp-proof courses, the condition of any cavity wall insulation, visible signs of structural movement or settlement, and the state of heating and electrical installations. These are the elements most likely to generate significant findings across EH13's mixed property stock.
The survey report includes an insurance reinstatement cost assessment at no additional charge. For EH13's detached Colinton villas and period cottages, the reinstatement cost can differ substantially from the market price - ensuring your buildings insurance cover is set correctly from day one of ownership protects you against potentially significant underinsurance in the event of a major claim.
Enter your EH13 property address and details through our online quote tool to receive a fixed survey price with no hidden charges.
Select your preferred inspection date and confirm online. We arrange access directly with your estate agent or the vendor.
Our RICS-qualified surveyor carries out the full inspection. A typical EH13 flat or terraced house takes 2-3 hours to inspect.
Your written survey report with condition ratings, photographs, and recommendations is delivered within 3-5 working days.
Negotiate a price reduction based on the findings, instruct specialist investigations as recommended, or proceed to exchange with a clear picture of what you are buying.
Our surveyors can advise on the appropriate survey type during the quote process based on your specific EH13 property.
Homebuyer survey fees in EH13 start at approximately £400 for a two-bedroom flat. Larger terraced houses and semi-detached properties attract fees in the £500-£600 range, while the detached Colinton villas that sit at the top of the EH13 market (averaging £781,581) typically fall in the £650-£800 range. The exact fee is calculated based on floor area, property age, and condition using our online quote tool.
With EH13 flat prices averaging £231,363 and the overall average at £330,612, a survey at the £400-£600 price point represents less than 0.2% of the purchase price. Against a backdrop of 14% annual price falls, a survey that documents the property's condition gives buyers the evidence to make well-informed offers - particularly valuable in a market where asking prices and market values have diverged significantly.
All our survey fees are fixed and fully inclusive. There are no additional charges for the inspection, the written report, the insurance reinstatement calculation, or follow-up discussions with the surveyor after you receive the report. If specialist reports are required (structural engineering, damp specialist, EICR), these are separate and we can advise on costs at the time of the main survey.
Survey prices in EH13 start at approximately £400 for a two-bedroom flat and rise to £800 or more for larger detached properties in Colinton. The exact fee is calculated based on the property's floor area, age, and condition. With EH13 flat prices averaging £231,363 and the overall postcode average at £330,612, the survey fee is a small proportion of the purchase price. Our online quote tool provides a fixed, all-inclusive price for your specific property with no hidden charges.
A Level 2 homebuyer survey is well suited to post-war semi-detached and terraced properties in Oxgangs and Firrhill that are in reasonable condition. The survey is designed to identify defects and maintenance issues in conventional properties, which accurately describes most of the 1950s-1970s stock across these EH13 areas. For properties in poor condition, those with significant non-traditional construction elements, or where major works are anticipated, a RICS Level 3 Building Survey provides more depth, including estimated repair costs.
A typical two or three-bedroom flat or terraced house in EH13 takes 2 to 3 hours to inspect thoroughly. Larger detached properties in Colinton or elsewhere in EH13 may take somewhat longer due to the greater number of elements and the larger floor area. The inspection time is included in the fixed fee. Your completed written report is delivered within 3-5 working days of the inspection date, and our surveyor is available to discuss the findings with you after you receive it.
In Colinton's older stone properties, the most common findings are damp penetration through masonry, deteriorating roof coverings, and timber decay in floors and joinery. In the post-war Oxgangs and Firrhill stock, flat roof issues on extensions and garages, cavity wall insulation failures, and ageing heating and electrical systems are frequently reported. Outdated electrical installations are a recurring finding across both housing types - properties last wired before the 1980s often require updating to meet modern safety standards.
Yes - Colinton village and parts of the surrounding area within EH13 are subject to conservation area designation, which brings additional planning controls for property alterations. Buyers of EH13 properties in conservation areas should be aware that repairs and alterations to the external fabric of the building may require planning permission and must often be carried out using specific traditional materials - lime mortar, matching stonework, and like-for-like timber window replacement are typical requirements. Our survey identifies conservation area designation where relevant and flags any elements where these constraints are likely to affect repair costs.
EH13 prices fell 14% year-on-year in the most recent data, against a 2023 peak of £375,370. A falling market makes a survey more important, not less. Properties that have been sitting on the market or where vendors have accepted price reductions are statistically more likely to have deferred maintenance - the asking price may have been adjusted, but the condition of the property has not improved. A survey documents the actual condition independently, giving buyers the evidence to make well-informed offers rather than relying on optimistic vendor representations.
The RICS Level 2 report uses a three-tier condition rating system applied to every major element. Condition Rating 1 (green) means the element is in good order and no repair is currently needed. Condition Rating 2 (amber) means routine maintenance or repair is required but not urgently. Condition Rating 3 (red) means significant defects are present that require immediate attention or specialist further investigation. For EH13 buyers, Condition Rating 3 items are the most important focus - these represent the issues most likely to affect the purchase price or require significant expenditure in the near term.
After receiving the survey report, most buyers use the findings in one of three ways. If the report shows Condition Rating 3 issues - such as a leaking roof, active damp, or an electrical system needing replacement - you can use the documented findings to negotiate a price reduction with the seller. If the report recommends specialist investigations (a structural engineer, damp specialist, or EICR), you can commission these before exchange to get a clearer picture of costs. And if the survey shows the property is in reasonable condition, you can proceed to exchange with confidence and use the maintenance recommendations as a guide for future ownership planning.
Our full range of property surveys covering EH13, Edinburgh
From £600
Full structural survey for Colinton period properties, larger villas, or EH13 homes in poor condition
From £60
Energy Performance Certificate for EH13 homes - required for all sales and lettings
From £120
EICR for older EH13 properties - essential where wiring has not been upgraded recently
From £70
Gas safety inspection for EH13 landlords and buyers of tenanted properties
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Chartered surveyors for Colinton, Oxgangs, Firrhill and across the EH13 postcode
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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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