Summary - 17, ABBOTSFORD COURT EH10 5EH
2 bed 2 bath Penthouse
Large two-bed penthouse with huge roof terrace and private garage..
Southwest-facing roof terrace with decking and integrated outdoor kitchen
Extremely large internal size — approx. 1,378 sq ft (spacious rooms)
Private garage with electric vehicle charging point
High contemporary specification; move-in condition throughout
Lift access, secure entry, extensive fitted storage and utility room
Factoring c. £3,000pa plus sinking fund (£200 quarterly)
Council tax banded as expensive — expect higher annual costs
Local data records area as "very deprived" — verify local context
This top-floor penthouse in Merchiston offers exceptionally generous internal space (approx. 1,378 sq ft) combined with a very large southwest-facing roof terrace — rare for city apartments. Finished to a high contemporary specification, the flat is largely move-in ready and designed for entertaining, with a modern kitchen, integrated appliances and an outdoor kitchen/BBQ on the terrace.
Practical strengths include a private garage with EV charging, lift access, secure entry, extensive fitted storage and an in-flat utility room. The property benefits from well-maintained communal grounds and excellent local amenities in Bruntsfield and Morningside, while still being a short journey to Edinburgh city centre.
Buyers should note the formal costs and communal upkeep: an approximate factoring charge of £3,000 per annum plus a sinking fund (£200 per quarter) and a relatively high council tax band. The listing data also records the local area as "very deprived" — buyers wanting purely affluent local demographics should verify local statistics and take these community factors into account.
Overall this penthouse will suit buyers who prioritise exceptional private outdoor space, generous internal proportions and contemporary fittings — attractive to owner-occupiers seeking a high-spec city home or investors targeting strong rental demand. The property’s maintenance liabilities are standard for a factored development and should be weighed against the rare roof terrace and private garage amenities.
2 bedroom flat for sale in 16 Abbotsford Court, South Ettrick Road, Merchiston, Edinburgh, EH10 5EH, EH10 — £340,000 • 2 bed • 2 bath • 829 ft²
2 bedroom apartment for sale in West Mill Road, Edinburgh, Midlothian, EH13 — £345,000 • 2 bed • 2 bath • 1103 ft²
2 bedroom flat for sale in 1/8 Ettrick Loan, Edinburgh, EH10 5EP, EH10 — £530,000 • 2 bed • 2 bath • 1169 ft²
2 bedroom penthouse for sale in Donaldson Drive, Wester Coates, Edinburgh, EH12 — £695,000 • 2 bed • 2 bath • 1256 ft²
4 bedroom penthouse for sale in Ravelston House Park, Ravelston, Edinburgh, EH4 — £695,000 • 4 bed • 2 bath • 2120 ft²
3 bedroom flat for sale in 38 Abbotsford Court, Merchiston, Edinburgh, EH10 5EJ, EH10 — £310,000 • 3 bed • 1 bath • 1087 ft²
