2 bedroom Flat for sale,

Annandale Street, Edinburgh, Midlothian, EH7

The apartment is accessed via a secure entry phone system, leading into a well-maintained communal entrance with lift and stair access to all floors.

On entering the property, the welcoming hallway provides two generous storage cupboards, one of which has been cleverly converted to create a practical office workstation with a drop-down desk, together with a useful linen cupboard.

The accommodation flows through to a bright and spacious semi-open plan kitchen and dining area, providing ample room for dining and entertaining. Large windows draw in natural light and frame impressive views across Edinburgh, taking in Calton Hill, the St James Quarter and the upper section of the Scott Monument.

A partition wall creates a pleasing degree of separation between the dining area and the recently fitted kitchen, retaining a sense of openness while defining the two spaces. The contemporary kitchen features stylish cabinetry, modern integrated appliances, tiled splashbacks and under-unit lighting. The recently installed gas combi boiler is discreetly housed within a cupboard.

There are two well-proportioned double bedrooms, both benefiting from built-in wardrobes and carpeted flooring. The principal bedroom further benefits from a stylish en-suite shower room.

The recently fitted three-piece family bathroom is finished in a contemporary style, with a shower over the bath, wash hand basin with vanity unit and mirror, WC and attractive floor-to-ceiling tiling.

Further benefits include gas central heating, served by the boiler installed in 2023, which has been serviced annually and retains a 10-year manufacturer's warranty, together with full double glazing.

A particular advantage of the development is the provision of secure underground parking with electric charging points available, with the property benefiting from two unallocated parking spaces (one owner’s space and one visitors space).

Residents also have access to secure bicycle storage and a private storage room located within the second underground parking facility.

Factor fees are managed by Trinity Factors and are approximately £1300 per annum.

"Factor charge details have been provided by the seller, but their accuracy cannot be guaranteed as we may not have seen a copy of the contract. Should you proceed with the purchase of this property, full details must be verified by your solicitor."

A selection of furniture may also be included free of charge as part of the sale, or removed by separate agreement. Items available to remain include two sofas, a TV stand and lamp in the living room; a table and chair in the kitchen; selected furniture, pictures and lamps in the principal bedroom; a bed and mattress, bedside cabinets, chest of drawers and pictures in the second bedroom; and a chair and rug in the hall.

Location:

The property occupies an enviable position on the fringe of Edinburgh's New Town, combining the convenience of city living with easy access to the increasingly vibrant neighbourhoods of Bellevue and Leith. Leith Walk is within easy walking distance and offers an excellent selection of independent cafés, restaurants, bars and everyday amenities, while nearby Broughton Street and Canonmills provide further choice. The St James Quarter is also close at hand, with its extensive collection of shops, restaurants and leisure facilities, including Harvey Nichols and John Lewis. For culture and entertainment, the Playhouse Theatre and Omni Centre are both readily accessible, while Edinburgh's principal attractions and historic Old Town are within easy reach. Transport connections are excellent, with regular bus services providing access to destinations throughout the city. The nearby tram stop offers a direct connection through the city centre to Edinburgh Airport, while Waverley Station and St Andrew Square Bus Station are also conveniently located. The property is also well placed for enjoying some of Edinburgh's finest green spaces. The Royal Botanic Garden and Inverleith Park are easily accessible, while the private garden squares of the New Town provide additional opportunities to enjoy the outdoors.

With its stylish modern accommodation, secure parking, excellent transport links and far-reaching Edinburgh skyline views, this is an appealing city residence and an ideal pied-à-terre in one of Edinburgh's increasingly popular and well-connected areas.