Summary - FLAT 1, 8, KING'S ROAD EH15 1EA
1 bed 1 bath Flat
Stylish, newly renovated one-bedroom flat a minute from Portobello beach.
Stone-built lower-ground tenement, high ceilings and period character
Steps from Portobello beach and promenade, excellent local amenities
Newly renovated interior with quality fitted kitchen and maple worktops
Communal garden and sunny front courtyard patio enhance outdoor space
Gas central heating, double glazing, separate WC, move-in ready
Modest size at approximately 444 sq ft; compact one-bedroom layout
Lower-ground position may limit natural light compared with upper floors
Area classed as very deprived — affects local profile and long-term dynamics
Bright, stylish and newly renovated, this lower-ground tenement flat offers a compact, ready-to-live-in home steps from Portobello beach. The open-plan sitting room/kitchen benefits from high ceilings, natural light and quality fitted units with maple worktops, creating an airy feel despite the lower-ground position.
Outdoor space is a strong asset: a well-kept communal garden to the rear and a sunny shared courtyard patio to the front extend the living area and offer pleasant views and privacy. Practical features include gas central heating, double glazing, a separate WC and on-street parking, making day-to-day life straightforward for a first-time buyer or investor.
Be clear about limitations: the flat is a modest 444 sq ft and sits on the lower-ground level, which may suit some buyers but reduce natural light compared with upper floors. The neighbourhood scores as very deprived in area indices—this can mean strong value and rental demand, but also local social challenges. There is no private parking and street parking is shared.
Overall this is a low-maintenance, move-in-ready one-bedroom flat in a highly sought-after seaside location. It suits a first-time buyer seeking coastal living with easy transport links to Edinburgh city centre, or an investor looking for a straightforward buy-to-let with strong local amenity access.
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