Summary - GF, 33, COATES GARDENS EH12 5LG
Large 1,367 sq ft two-bedroom ground-floor flat in B‑Listed Victorian townhouse
Bay-fronted living/dining room with high ceilings and original fireplace
Stripped wood floors, ornate cornicing, ceiling roses and working shutters
Modern kitchen with range-style cooker and breakfast bar
Flexible box/store room suitable for storage or small home office
B‑Listed status — will restrict alterations and require consents
Council Tax Band F — higher annual council charges
Wider area recorded as very deprived — may affect local services
Set within a grand corner-positioned B‑Listed Victorian townhouse, this ground-floor two-bedroom flat combines striking period character with generous living space. High ceilings, bay windows, ornate cornicing and an original fireplace create an immediately impressive reception room that suits relaxed city entertaining or quiet home working. Stripped wood floors and working original shutters reinforce the authentic Victorian feel.
The accommodation extends to an L-shaped entrance hall, bay-fronted living/dining room, modernised kitchen with quality appliances and range-style cooker, two double bedrooms and a contemporary family bathroom. A flexible box/store room offers excellent internal storage or a compact home‑office option. At approximately 1,367 sq ft this flat is notably large for a two-bedroom property in the West End.
Practical considerations are clear and factual: the building is B‑Listed, which will restrict alterations and may complicate consent for changes; the property is in Council Tax Band F, so running costs will be higher than average; and the wider area is recorded as very deprived, which may influence local funding and services. Conversely the location delivers outstanding transport links (trams and Haymarket nearby), excellent mobile and broadband connectivity, and immediate access to West End boutiques, cafés and cultural attractions.
This freehold ground-floor home will suit buyers who value historic fabric, generous internal proportions and a central, walkable West End location. It is especially well matched to professionals or downsizers seeking character and convenience, and to purchasers prepared to accept listed‑status limitations while benefiting from a distinctive, big‑room Victorian flat.
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