Summary - 1/8, ETTRICK LOAN, EDINBURGH EH10 5EP
2 bed 2 bath Flat
Generous two-bed second-floor flat with garage, gardens and lift — move‑in ready.
Large 1,169 sq ft two-bedroom, two-bathroom second-floor flat
South‑west facing with excellent natural light and a triple-aspect sitting room
Master bedroom with en suite; additional box room/home office included
Private single garage and communal landscaped gardens with lift access
Gas central heating, double glazing, excellent mobile and fast broadband
Factored development; service charge approx. £1,560 per year
Council tax described as quite expensive — budget accordingly
Area data notes high local deprivation despite nearby desirable amenities
This generous two-bedroom, two-bathroom second-floor flat occupies a sunny south-west aspect within a handsome modern-stone development in Merchiston. At 1,169 sq ft the layout provides distinct reception rooms: a triple-windowed sitting room with stone fireplace, a separate dining room with Juliette balcony and a breakfasting kitchen. The master bedroom has an en suite shower and both bedrooms include built-in wardrobes; a versatile box room offers a convenient home‑office or storage space.
The building is factored and well maintained, with secure entry, lift access, communal landscaped grounds and a private single garage. Practical features include gas central heating, double glazing, excellent mobile signal and fast broadband—attributes that suit family life or professional households who value light, space and easy connectivity.
Ongoing costs and local context are important: the service charge is approximately £1,560 per year (covers buildings insurance, lift, garden and communal maintenance) and council tax is described as quite expensive. The wider area data flags high levels of deprivation despite the property’s proximity to desirable amenities, so buyers should factor in local socioeconomic context and personal commute/schooling priorities.
Overall this is a well-presented, low‑maintenance city flat offering generous proportions and flexible living space. It will appeal to families or professionals seeking roomy, move‑in accommodation close to the Meadows, local schools, shops and regular bus links, while buyers sensitive to service charges and council tax should evaluate total running costs before committing.
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