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"*NOW FIXED BELOW HOME REPORT VALUE*
Fantastic opportunity to purchase this charming two bedroom basement flat in the heart of Edinburgh s New Town conservation area which enjoys one of the city s most desirable central addresses

The property is accessed down a flight of stairs to an external courtyard with communal stair and comprises welcoming hallway with two storage cupboards; bright sitting room; galley style kitchen with ample wall and base units, coordinating splashback and integrated appliances; two double bedrooms, both with built in wardrobes; and a modern partially tiled bathroom with three piece white suite with shower over the bath which completes the accommodation. The property retains many original features including ornate cornicing, feature fireplace in the sitting room, sash and case windows and shutters. The property has the added benefit of modern electric heating throughout.

Externally, the property has access to a private under pavement cellar located off the courtyard and eligibility to apply for a key to the private Queens Street Gardens. On street permit and pay and display parking is available on Abercromby Place and surrounding streets under zone 2 Permits obtained upon application to The City of Edinburgh Council and payment of fees .

A UNESCO World Heritage Site characterised by striking Georgian and neo classical architecture, cobbled crescents and beautiful private gardens, the New Town promises the ultimate city lifestyle. While bustling Princes Street and George Street are lined with high street stores and luxury retailers, the area is also home to a rich array of independent shops and boutiques, exclusive art galleries and designer studios, plus an endless choice of artisan coffee shops, bars, restaurants and eateries. It is also considered the cultural mecca of the capital, with the National Portrait Gallery and Scottish National Galleries, as well as the Edinburgh Playhouse all in the vicinity. At the heart of the city, the New Town nevertheless encompasses some of the capital s most cherished public parks and green spaces, including the world renowned Royal Botanic Garden Edinburgh as well as the private scenic Queens Street Gardens east a stone s throw away on Abercromby Place. Locals enjoy fantastic public transport services, including a vast network of buses travelling across the city, the tram terminus at York Place, which provides a swift and easy route to Edinburgh Airport, as well as national rail travel from Waverley station.

All integrated appliances, window furnishings and floor coverings are included in the sale. Non integrated contents and furniture may be included by separate negotiation. No warranties or guarantees will be provided.

Under the HMRC Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

EPC D
Council Tax E £2788.09 inclusive of water and sewage* *based on 2025 2026 tax year The City of Edinburgh Council
Tenure Freehold
Electricity Supply Mains connection The electrical distribution board has circuit breakers and is located in one of the hall cupboards, alongside the electric meter.
Water Supply Scottish Water
Sewerage Scottish Water
Heating Electric There are a mix of storage heaters and more modern digitally controlled heaters.
Broadband 80 MBPS Potential download speed Mobile Signal Coverage Full 4G and potential 5G outdoor coverage
Parking On street permit and pay and display parking is available on Abercromby Place and surrounding streets under zone 2 Permits obtained upon application to The City of Edinburgh Council and payment of fees

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.

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