A fresher’s guide to flat hunting: All the things you need to know about getting a student flat in Edinburgh

You're home for the Christmas holidays, and your friends are telling you all about their £400 a month student house in Manchester. It's near campus, every bedroom has an en-suite, and there's even a garden perfect for summer barbecues. As a first year, this thought filled you with excitement – the next step into the real adult world of bills and the right to light candles in your own bedroom, in your dream student flat.

However, the harsh reality is that in Edinburgh, finding a flat is a real nightmare. It's massively overpopulated, making competition rife, the flats are old and cold, and you'll face a whole lot of rejection. On top of this, they're getting more expensive than ever. But when the only other option is to commute from Glasgow, you just have to persevere. Here's a life-saving guide on all you need to know – from someone who's been through it all before.

First things first: forget the idea of a house

Perhaps you really wanted a Fresh Meat style big student house, full of all your friends and plenty of space – but sadly, Edinburgh is not the city for that. We all have to live on top of each other in flats – and if you want a house, you're better off living far out nearer King's Buildings. If you'd rather be closer to George Square, you'll likely end up in a flat with maximum six bedrooms, so start dividing your dream eight bed down. A lot of people break down into a girls flat and a boys flat in these situations.

Assessing your budget

Chances are, you're not going to find a flat for cheaper than £450 a month, with many in the nicer areas going for up to and beyond £600 a month. For this reason, it's important to choose flatmates who have a similar budget to you – as well as ones you get along okay with, of course.

Other ways to cut prices are looking for spare room lets on websites like Gumtree – these often work out cheaper at around £400 – or move in with a partner so you can share a room for half the rent. Note that not all landlords will let you share a room though, as it all depends on HMO licensing.

Of course, you could always go back into private halls – but these are costly, and you still can't light candles in your room.

Deciding where to live

The reality is that you're going to get where you're given – you might be dead set on living in Newington, but after a few rejections, you'll definitely expand your criteria. However, it's good to have preferences as somewhere to start.

If you're in a flat mixed with King's and George Square based students, avoid Leith and New Town (unless you want to rely on buses, of course). If you love the student life, Marchmont is for you. As the classic student area, lots of your friends will likely live a street or two away, and it's very close to George Square. For this reason, Marchmont is basically halls round two.

Marchmont's always a safe bet

However, Marchmont isn't the best for amenities like supermarkets – so if you want a little more life around you, Newington and Tollcross are better options that are still close to uni. If you prefer a more residential and high end area, Bruntsfield and New Town are ideal. Leith is where you'll find the cheapest flats that aren't hours and hours away from Central.

Starting to look

The easiest way to find a flat is if you're lucky enough to move into a flat some friends are moving out of. This way, you have the opportunity to look around before the flat goes on the market, and change the names on the lease so that you technically have the flat. This saves a lot of fuss and means you're not competing with other groups for the same flat.

Some people's parents are also wealthy enough to buy a flat and rent it out to you and your pals, but that's extremely rare.

However, most of us have to go through the trouble of the hunt. Have a sit down with your prospective flatmates, allocate someone to be in charge of organising viewings, and make a group chat to put everything in so you can all keep on track with viewings.

Flat viewings

Most people flat hunt either through websites like Rightmove, or simply by ringing up letting agents and signing yourself up for a viewing. Though they're rare, finding a flat rented out by a private landlord can often mean you're able to establish a more personal relationship with the person whose flat you're renting.

But if you do what most people do, and go through a letting agent, chances are there'll be at least five other groups there, competing for the same flat.

Say hello to your new friend

The actual application process varies from letting agent to letting agent. For Southside, you have to go through a very lengthy application process for every single flat. For Marchmont Flats, the owner meets all the groups and picks on the same day who he wants as tenants. The University-owned accommodation is allocated through a raffle process.

Perhaps the most irritating method is the lottery. Cullen Properties make everyone put their name in a hat, and call out three groups to view the flat. The first group then has an hour to get to their office with their details and deposit, or the flat goes to someone else.

Applying for a flat you like

If you see a flat and like it, drop everything and apply – because they go like wildfire. All of you need to sit down and do your own applications together, otherwise you just won't get it done in time. Speed is key. On the same token, don't just take a flat you really dislike because you stand a good chance. You'll find one in the end – don't take the easy option.

The novelty of flat-hunting soon wears off after facing rejection after rejection, but start early and you'll hopefully find a place early.

Asking questions

It's very easy to mutter "no" when the landlord asks if you have any questions, but asking questions makes you seem like a mature tenant – and there are things you should know. If the current tenants are there, ask them too – they're less likely to lie.

Ask them about double glazing, which will make a huge difference to how cold the flat is in the winter, as well as whether bills are included, and how much your bills will cost monthly if not.

Guarantors and applications

Many letting agencies will require a lot of information for your application. You are likely to need to list all your past tenancies, and most importantly you will need a guarantor. This is the person who will be legally obliged to pay your rent if you fuck up and spend all your money, and this person needs to earn a certain amount to qualify – usually about three times your rent. Your guarantor will need to provide proof of their earnings. If your parents don't earn enough for this, you may need to ask around.

If you're an international student without a British guarantor, you're likely to need either even more forms and proof that your overseas guarantor actually earns enough to support you, or you'll have to pay chunks of your rent in advance.

Don't forget also that you'll also have to pay an often hefty deposit to secure the flat, that can be up to twice as much for international students.

This is all worth thinking about and preparing before you start the mad rush of applications. Thank us later.

Choosing rooms

Once you have finally secured your flat, have a chat about rooms and how things are going to be paid. If you're the lead tenant, it's standard that you get first pick. Also, keep in mind that the biggest room might seem appealing, but it's also often the coldest. If you've drawn the short straw and been left with the box room, perhaps you should have a chat with your flatmates on paying a smaller share of the rent to reflect this.

Finding a flat in Edinburgh may be a tough slog, but you'll get there eventually. Stay strong, try not to cry too much, and, fingers crossed, you'll get the flat of your dreams.