Professional property surveys by qualified chartered surveyors. Detailed assessment of condition with clear recommendations.
Regulated
We provide RICS Level 2 Homebuyer Surveys across Tollcross and the wider Edinburgh area. Our team of qualified chartered surveyors delivers comprehensive property assessments that help you make informed decisions before committing to a purchase. Every survey includes a detailed inspection of the property's condition, identification of defects, and clear recommendations so you know exactly what you're buying. We pride ourselves on delivering thorough, independent reports that put your interests first.
In Tollcross, where property prices average £329,272 according to recent market data, getting a professional survey is a smart investment. The area features a mix of Victorian and Edwardian stone-built properties, modern flats in developments like Quartermile on Simpson Loan, and terraced houses typical of Edinburgh's city centre. Our local surveyors understand the common issues affecting properties in this postcode, from sandstone weathering on west-facing elevations to the challenges of older construction. With the market showing a 4% adjustment over the past year, our reports help you understand whether the asking price reflects the property's true condition.
Tollcross sits Edinburgh's city centre, making it a highly sought-after location for buyers who want to be close to amenities, transport links, and the city's cultural attractions. West Tollcross, in particular, commands higher average prices of around £346,400, reflecting its proximity to the West End and the attractive stone-fronted tenements that line many of its streets. purchasing a traditional flat in a sandstone tenement or a modern apartment in Quartermile, our chartered surveyors have the local expertise to identify the issues that matter for your specific property type.
£329,272
Average House Price
£332,176
Average Flat Price
£300,135
Terraced Properties
£346,400
West Tollcross Average
1,930+
Properties Sold (12 months)
The RICS Level 2 Homebuyer Survey is specifically designed for properties in conventional condition. Our chartered surveyors in Tollcross conduct a thorough visual inspection of all accessible areas of the property, including the roof space where safe access is possible, the exterior walls, windows and doors, and the interior including kitchens and bathrooms. We examine the condition of the construction, identify any visible defects, and assess the overall maintenance state of the property. Our inspection process follows RICS guidance precisely, ensuring consistency and thoroughness across every property we survey.
Our report includes a clear condition rating system that highlights issues requiring urgent attention, defects that need repairing, and areas that warrant further investigation. We use the RICS traffic light system with Condition Ratings 1, 2, and 3 to clearly indicate the urgency of any issues found. For Tollcross properties, which often feature traditional sandstone construction from the Victorian and Edwardian periods, we pay particular attention to the condition of stonework, pointing, and any signs of damp penetration that are common in older Edinburgh properties. Our surveyors understand that what might appear as a minor cosmetic issue could be symptomatic of more significant structural concerns.
We also assess the property's value in the current market context. With Tollcross showing a 4% price adjustment over the past year and properties in West Tollcross averaging around £346,400, our surveyors provide an informed market valuation that helps you understand if the asking price reflects the property's true condition. This is particularly valuable in the current market where prices have softened slightly from the 2022 peak of £337,188. Our valuation draws on up-to-date Rightmove and ESPC data specific to the Tollcross postcode sectors, giving you confidence in the figures quoted.
The Level 2 survey is ideal for conventional properties up to approximately 2,000 square feet. For larger properties, listed buildings, or those with significant alterations, we may recommend a RICS Level 3 Building Survey instead. We will advise you on the most appropriate survey type during the booking process, ensuring you get the right level of inspection for your specific property.
Our team of chartered surveyors operates throughout Tollcross and Edinburgh city centre. We bring local knowledge of the area's housing stock, from the traditional stone tenements in West Tollcross to modern developments like Quartermile on Simpson Loan. This expertise means we know exactly what to look for when inspecting properties in this area. Our surveyors have inspected hundreds of properties in this postcode, giving us unique insight into the typical defects and common issues that affect Tollcross homes.
Every surveyor is RICS registered and follows the strict professional standards expected of a Royal Institution of Chartered Surveyors member. We carry professional indemnity insurance and commit to delivering reports within the agreed timescales. Our goal is to provide you with the information you need to proceed with your purchase with confidence or negotiate effectively if significant issues are identified. We understand that buying a property is likely one of the biggest financial decisions you'll make, and our reports are designed to give you clarity and .
Source: Rightmove/ESPC 2024
Simply select your property type and preferred appointment time. We offer flexible scheduling including weekend inspections across the Tollcross area. Our online booking system shows real-time availability, making it easy to find a slot that fits your schedule. You can also call our team directly if you prefer to discuss your requirements or need advice on which survey is most appropriate for your property.
Our chartered surveyor visits the property and conducts a thorough visual inspection of all accessible areas, taking photographs and noting any defects or concerns. The inspection typically takes 1-2 hours depending on the property size and complexity. We encourage buyers to attend the survey where possible, as this provides an opportunity to see any issues firsthand and ask questions in real-time. Your presence also helps our surveyor clarify any access issues or areas that need more detailed investigation.
Within 3-5 working days of the inspection, you receive your comprehensive RICS Level 2 report via email, with clear ratings and recommendations. The report includes a summary of our findings, detailed condition ratings for each element of the property, our market valuation, and clear recommendations for any necessary repairs or further investigations. We aim to deliver reports as quickly as possible, and faster turnaround can sometimes be arranged subject to availability.
Your report gives you the information needed to make an informed decision, whether that's proceeding with confidence, requesting repairs, or renegotiating the price. If serious defects are identified, we explain what these mean, what further investigations might be needed, and what options you have for negotiation with the seller. Our team is available to discuss any aspects of the report that you wish to understand better, ensuring you have all the information you need to proceed.
Tollcross features predominantly Victorian and Edwardian housing stock, with many stone-built tenements dating from the late 19th and early 20th centuries. These properties often require careful inspection of the sandstone fabric, pointing, and traditional windows. Our surveyors have extensive experience assessing older Edinburgh properties and understand the typical defects found in this era of construction. The area also includes several listed buildings, particularly around West Tollcross where several properties have listed status. The Tollcross Fire Station on EH3 9QN is a notable Category B listed building, showcasing the area's architectural diversity. If you're considering a listed property, our surveyors can advise on what to look for and the maintenance implications of listing status.
Properties in Tollcross present several common issues that our surveyors regularly identify. The predominant sandstone construction, while generally durable, can suffer from weathering and erosion of mortar pointing, particularly on west-facing elevations exposed to prevailing winds from the Atlantic. Traditional sash and case windows found in many Victorian properties often require maintenance and may have single glazing that affects energy efficiency. Our surveyors assess the condition of these traditional windows, noting any draughts, rot, or operational issues that might need attention.
The age of the housing stock means that electrical and plumbing systems may be original or have been upgraded at various points over the decades. Our surveyors assess the condition and approximate age of these installations, flagging any that appear outdated or non-compliant with current regulations. We look for signs of previous DIY work, alterations that may not have required building warrants, and any visible defects in the electrical consumer unit, wiring, or plumbing pipework. With flats averaging £332,176 in the area, identifying these issues before purchase can save significant expense and potential safety hazards.
Tollcross also includes several listed buildings, particularly around West Tollcross where several properties have listed status. Our surveyors understand the implications of listing for future maintenance and can advise on what to look for if you're considering a listed property. The Tollcross Fire Station on EH3 9QN is a notable Category B listed building, showcasing the area's architectural diversity. Listed building status imposes restrictions on alterations and maintenance works, and our reports highlight any listing considerations that might affect your intended use of the property.
Edinburgh's underlying geology includes clay in the soil, which can cause subsidence issues in historic properties, particularly where trees are close to buildings or drainage is inadequate. Our surveyors check for signs of subsidence, settlement, or movement that might indicate ground stability concerns. We also assess the condition of the drainage system where visible, looking for cracks, leaks, or inadequate falls that could lead to problems. Being aware of these issues before completing your purchase allows you to factor in any remedial costs or negotiate with the seller appropriately.
Every RICS Level 2 survey in Tollcross follows a standardised but thorough process. Our surveyor arrives at the property at the agreed time and conducts the inspection while you or your estate agent provides access. The inspection typically takes between 1-2 hours depending on the property size and complexity. We inspect all accessible areas methodically, working from the top of the property down to the foundations and including the grounds around the building.
We inspect the roof covering, gutters, and chimneys where accessible, the walls and pointing, windows and doors, the interior joinery, and visible services. We also check the grounds around the property including any outbuildings or shared areas. For flats, we inspect the interior and any accessible common areas, noting the condition of shared elements that might be the responsibility of the factor or owners' association. The resulting report provides you with a clear picture of the property's condition, helping you understand any works that may be needed now or in the future.
Our inspection is visual, which means we do not lift floor coverings, move heavy furniture, or dismantle fixtures. However, our experienced surveyors know where to look and what signs to seek that might indicate hidden defects. We use torches to examine dark corners, moisture meters to check for damp, and our knowledge of local construction methods to assess the likely condition of elements we cannot directly see. This approach balances thoroughness with practicality, ensuring you get a comprehensive assessment without causing damage to the property.
The Level 2 Homebuyer Survey includes a thorough visual inspection of all accessible parts of the property, assessment of construction and condition, identification of defects with severity ratings, and a market valuation. The report uses a traffic light rating system (Condition Rating 1, 2, or 3) to clearly indicate the urgency of any issues found. Our reports also include a market valuation based on current Rightmove and ESPC data for the Tollcross area, helping you understand if the asking price is fair given the property's condition. The Level 2 survey is the most popular choice for conventional properties in Tollcross, including Victorian and Edwardian flats and terraced houses.
RICS Level 2 surveys in Tollcross start from approximately £350 for a standard flat, with typical costs ranging from £400-£500 for a one or two-bedroom property. Larger terraced houses or properties in West Tollcross may cost slightly more depending on size and accessibility. The exact cost depends on the property type, size, and accessibility, but we provide fixed quotes with no hidden fees. For the Quartermile development and other modern apartments, prices typically start at the lower end of the range, while traditional sandstone tenements may be at the higher end due to their complexity.
Even new build properties benefit from a Level 2 survey. While the Quartermile development on Simpson Loan and other new builds in the area should have fewer defects than older properties, a survey can identify any snagging issues, problems with finishes, or issues with windows, doors, and mechanical systems that may not be immediately apparent. New build properties can have construction defects that are not visible to the untrained eye, and our surveyors know what to look for in recently constructed buildings. Having a survey completed before you complete gives you leverage to request the developer addresses any issues identified.
The physical inspection typically takes 1-2 hours depending on the property size. You will receive your written report within 3-5 working days of the inspection, delivered to your email address as a PDF document. We can sometimes accommodate faster turnaround if required, subject to availability - just let us know when booking if you need your report urgently. The report is comprehensive, typically running to 30-40 pages for a standard property, with clear photographs and diagrams illustrating the issues found.
Yes, we encourage buyers to attend the survey where possible. This gives you the opportunity to ask questions and see any issues firsthand, which often helps you understand the report more fully when you receive it. Your presence also helps our surveyor clarify any access issues or areas of concern in real-time. We find that buyers who attend the survey feel more confident about their purchase decision, even when issues are identified, because they have a better understanding of what those issues mean in practice.
If our surveyor identifies serious defects (Condition Rating 3), the report will explain the issue, its implications, and recommend further investigation by a specialist such as a structural engineer or damp specialist. You can then use this information to negotiate with the seller, request repairs before completion, or renegotiate the purchase price to reflect the cost of remedial works. In some cases, where defects are particularly serious, you may wish to reconsider the purchase entirely. Our surveyors are experienced in helping clients understand the significance of defects and what options are available to them.
We cover all of Tollcross, including West Tollcross, the Quartermile development, and surrounding areas such as the West End, Fountainbridge, Bruntsfield, Marchmont, New Town, and Leith Walk. Our surveyors are based in Edinburgh and are familiar with the various property types and common issues found throughout this postcode area. Whether your property is a traditional sandstone tenement in the heart of Tollcross or a modern apartment in Quartermile, we have the local expertise to provide you with an accurate and comprehensive survey.
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Professional property surveys by qualified chartered surveyors. Detailed assessment of condition with clear recommendations.
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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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