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"Immaculately presented, three bedroom lower ground duplex in the heart of Edinburgh s New Town, complete with patio area and overlooking the exclusive Queen Street Gardens, access afforded

The property is accessed down a flight of stairs to an external courtyard with communal hallway and comprises hallway with storage cupboard; bright sitting dining room with feature fireplace, panelling and ceiling rose; kitchen with fitted wall and base units, coordinating splashback and integrated appliances; lower landing with storage cupboard and hallway; principal bedroom with built in mirrored wardrobe and ensuite bathroom with four piece suite and shower over the bath; two further double bedrooms, one of which has built in wardrobe; modern family shower room with walk in shower, wash hand basin and WC; and a separate WC which completes the accommodation. The property has the added benefit of gas central heating throughout.

Externally, the property has access to a private under pavement cellar and separate shared cellar. both located off the courtyard, 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 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.

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 fuse board is located in the communal hall cupboard.
Water Supply Scottish Water
Sewerage Scottish Water
Heating Gas fired central heating with boiler located in the kitchen.
Broadband 1800 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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