Selling a home in Portobello?
You’ll need an up-to-date Home Report available to potential buyers when you put your property on the market.
We provide Home Reports across Edinburgh from our local Edinburgh office, with clear reporting and practical guidance throughout the process.
Quick Answers about selling a home in Portobello
Do I need a Home Report to sell in Portobello?
Most homes sold in Scotland require a Home Report, with some exceptions (e.g., private sales not listed on the market). The seller or their agent must provide it.
How old can the Home Report be?
When a property is put on the market, the Home Report must be no more than 3 months old.
What’s included?
A Home Report has three parts:
Single Survey
Energy Report
Property Questionnaire
Get in touch for a quote now
Local Market Snapshot
In January 2025, property in Portobello was at an average value of £346,755. Over the last 12 months, different property types have had different average prices. Detached properties for instance sold for £442,096, semi-detached for £497,074, terraced for £378,995, and flats for £259,120.
Edinburgh Office Details
Shepherd Chartered Surveyors — Edinburgh
12 Atholl Crescent, Edinburgh EH3 8HA
Opening Hours
Monday – Friday: 9.00am to 5.30pm
Why local knowledge matters
Portobello is a charming, quirky, and bustling seaside suburb of Edinburgh, practically a stone’s throw from the city centre at roughly 3 miles away, with its own sense of character and identity. While being slightly more affordable than other areas like Morningside or Leith, Portobello is still an area in high demand for it’s 2-mile sandy beach, sea views, many attractive properties, and plentiful amenities not to mention closeness to Leith and Edinburgh city centre.
The area of Portobello as we know it today really started when in the 1800s when the town became industrialised, with local manufacturing industries of brick, glass, paper, lead, soap, and more providing employment and bringing people to the area. The development of the area led to the creation of the promenade and much larger public beach (beforehand it was just a smaller stretch of dry sand) that Portobello is most known for today. Towards the late 1800s Portobello was a seaside resort with its own pier and other seaside attractions. Many a Glaswegian would also venture east during the Glasgow Fair holiday. However, as time went on the area declined in popularity as a resort – likely exacerbated by the demolition of the pier in 1907 – until over the decades it evolved into more of the neighbourhood we know now.
The Portobello of today then, “Porty” to the locals, is a relatively unique neighbourhood but still very much a part of Edinburgh. Many would say it has a very independent and communal character however, boasting a plethora of amenities and independent businesses from coffee shops, restaurants, bars, bookshops, a weekly market and more, as well as a lively arts scene. In fact, almost year-round there are street murals and art pop-ups appearing in the open spaces and parks around the area. While no longer a resort, the fantastic beach is still very much a draw for locals and visitors alike on a sunny day so much so you might be fighting for a good spot. The adjacent Victorian-era promenade makes for great strolling with many shops along the way. The promenade also hosts several events including the annual Big Beach Busk, a unique musical event featuring hundreds of musicians who come and sit on the promenade, playing whatever music they like all at the same time. Another highlight of Portobello is the area’s charming Victorian and Georgian buildings, particularly the buildings lining the seafront. As you can see Portobello is a bustling area with much to offer.
In terms of transport links, Portobello contains one of the main and busiest routes into Edinburgh and outwards into East Lothian; the A199/ St. Harry Lauder Road. There’s no railway station in the area, the closet which is further along in the west end of Edinburgh city centre. It does however have frequent and many bus services provided by Lothian Buses offering locals and visitors speedy travel around the area or wider city.
As for local education, Portobello Primary and St. John’s RC Primary are the local primary schools. Portobello High School is the main high school in the area, and the closest Catholic secondary is St. Ninian’s along in Leith.
What do you get in a Home Report?
Single Survey
A professional inspection that provides a snapshot of the property’s condition at the time of inspection, with clear condition ratings and notes.
Energy Report (includes EPC)
An overview of energy performance and emissions, plus recommended improvements. If you’re producing a Home Report, the EPC is included within it.
Property Questionnaire
Completed by the seller, covering practical information a buyer needs (for example, council tax band, utilities, parking, alterations and factoring arrangements where relevant).
How it works
Request a quote
Via online form
Book the inspection
Arranged at a suitable time for you
Survey completed
By a qualified RICS surveyor
Home Report issued
Ready to share with your prospective buyers
Shepherd tip: What affects the cost?
FAQs
Frequently asked questions about Residential Services
Most homes marketed for sale in Scotland need a Home Report, but there are exceptions (for example, certain private sales not put on the market).
Yes — if you’re producing a Home Report, the EPC is included as part of it.
Not necessarily. Access can often be arranged via your selling agent, keysafe, or other agreed method.
The report may recommend specialist checks for particular issues. If that happens, we’ll explain what it means and what people usually do next.
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