Summary - 11B, FETTES ROW, EDINBURGH EH3 6SE
2 bed 2 bath Apartment
Generous two/three‑bed garden flat in listed New Town building with parking.
Large 1,837 sqft lower‑floor garden apartment with high ceilings
A substantial lower‑floor garden apartment within a B‑listed New Town building, this well‑proportioned flat offers generous room sizes and flexible living over garden and lower levels. The principal suite includes a study off the main bedroom; a second large bedroom and a versatile box room provide options for guests, home working or a third bedroom. Modern kitchen and two shower rooms combine period features with contemporary convenience. The property extends to approximately 1,837 sqft, unusually large for a city‑centre flat.
Practical benefits include private rear garden with access to shared grounds, extensive built‑in storage, zoned off‑street parking and gas central heating. Fast broadband and excellent mobile signal support home working; the location places amenities, parks and city transport links within easy walking distance.
Important considerations: the flat is B‑listed, so alterations will be constrained and will require listed‑building consent; this may affect refurbishment plans and costs. Council tax is high and the wider area is described with higher deprivation indices, which may influence some buyer preferences. The freehold tenure and large internal area are strengths for buyers seeking space, but any significant structural or layout changes would need specialist advice and permissions.
This apartment will suit buyers seeking generous, characterful accommodation in central Edinburgh — especially downsizers who want a garden and easy access to city amenities, or investors looking for a sizable, well‑configured flat with clear constraints on remodelling. Early inspection is recommended to assess configuration against individual needs and any listed‑building implications.
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