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"Situated in the heart of Edinburgh s iconic New Town, this modern two bedroom ground floor flat in a factored development benefits from private allocated parking.



The well proportioned accommodation is accessed via a communal stair with secure entry phone and comprises welcoming hallway with two storage cupboards; spacious sitting room with two large windows and feature fireplace; kitchen has fitted wall and base units, tiled splashback, integrated appliances and space for a dining table; principal bedroom with built in wardrobe and ensuite shower room; further double bedrooms with built in wardrobe; and a family bathroom with three piece white suite with shower over the bathroom completes the accommodation.

The property further benefits from gas central heating, double glazing and a private allocated parking space which adds to the appeal.

All window furnishings curtains, curtain poles, blinds etc , fitted floor coverings, light fixtures and appliances both integrated and free standing are included in the sale. No warranties or guarantees will be provided.

Fettes Row is an intrinsic part of Edinburgh s New Town UNESCO World Heritage Site. The city centre is on the doorstep, with all it has to offer, including the full range of cultural activities that Edinburgh is renowned for, as well as Princes and George Streets, Multrees Walk and St James Quarter to cater for all shopping needs. Stockbridge is nearby with its unique shops, restaurants cafes and bars. Conveniently, there is a Tesco at Canonmills, a Waitrose at Comely Bank as well as a brand new Marks and Spencer s food hall in Stockbridge. The Royal Botanic Garden, Inverleith Park and the Water of Leith Walkway are also nearby. Waverley and Haymarket train stations, the central tram line, and St Andrew Square bus station are all easily accessible. The A90 Queensferry Road leads out to the City By pass, Edinburgh International Airport, the Queensferry Crossing and the Central Belt motorway system.

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 C
Council Tax F £3407.93 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 within the hall cupboard alongside the smart meter.
Water Supply Scottish Water
Sewerage Scottish Water
Heating Gas fired central heating boiler which is wall mounted in the kitchen and serves panel radiators throughout the property.
Broadband 1000 MBPS Potential download speed
Mobile Signal Coverage Full 4G and potential 5G outdoor coverage
Factor Hacking & Paterson approx. £450 per quarter
Parking Allocated parking space

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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