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"Bright and spacious two bedroom ground floor flat located in a late Victorian terraced tenement in the Tollcross area of Edinburgh, close to the city centre. The property is now in need of upgrading throughout and will make an ideal property for a first time buyer, home mover or buy to let investor.




Accessed via a communal stairwell with secure entry phone system, the accommodation comprises hallway with three storage cupboards; generous sitting dining room with feature fireplace, ornate cornicing, ceiling rose and enclosed Edinburgh press; box room located off the sitting room; kitchen with base units, freestanding appliances and ample space for space for a dining table and chairs; two bedrooms; and a shower room with shower cubicle, wash hand basin and WC which completes the accommodation.

The property has the benefit of gas central heating, access to a communal rear garden and on street permit parking in zone 4 Permits are available on application to the City of Edinburgh Council which adds to the appeal of the property.

The city centre district of Tollcross borders the beautiful open space of the Meadows and enjoys access to a diverse range of amenities locally and across the city via excellent 24 hour bus links. The cosmopolitan area hosts a selection of independent shops and boutiques, supermarkets, cafes, bars and eateries, as well as an arts cinema and a theatre. Also, just a short stroll away is Edinburgh s historic Old Town, whilst further local cultural and recreational venues are located along Lothian Road and within Fountainbridge, home of Fountain Park s entertainment hub and the basin of the scenic Union Canal. Outdoor recreation is well catered for with a host of delightful green spaces, whilst several gyms and the Victorian baths at the Warrender Swim Centre provide superb indoor sports facilities. Higher education institutions situated close by include Edinburgh College of Art and Edinburgh University s main campus. In addition to fantastic bus links, Tollcross is well placed for straight forward access to the City Bypass and, also, lies within easy reach of Haymarket train station providing services across Scotland and the UK.

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 D
Council Tax C £1923.47 inclusive of water and sewage* *based on 2025 2026 tax year The City of Edinburgh Council
Tenure Freehold
Electricity Supply Mains connection The electricity meter and consumer unit are located at high level within the entrance hallway.
Water Supply Scottish Water
Sewerage Scottish Water
Heating Gas fired central heating boiler located in the kitchen serving panel radiators throughout.
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 Valleyfield Street and surrounding streets under zone 4 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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