Summary - Forbes Road, EH10 4ED EH10 4ED
2 bed 1 bath Apartment
Large, characterful two-bedroom flat with panoramic city and hill views, steps from The Meadows..
Large open-plan kitchen/dining/sitting room with roof light
Approximately 1,200 sq ft — unusually spacious for a two-bedroom flat
Top-floor position with views of Arthur’s Seat and the Pentlands
Controllable underfloor heating throughout
Freehold tenure for a flat — uncommon and advantageous
Access to a well-maintained communal garden
Single bathroom for two bedrooms; top-floor access (stairs) applies
Local area flagged with higher deprivation metrics — for buyer consideration
This bright top-floor two-bedroom flat sits in a handsome Victorian tenement on Forbes Road, in the heart of Bruntsfield. At around 1,200 sq ft it feels notably spacious for the area, with a large open-plan kitchen/dining/sitting room lit by a roof light. The property benefits from controllable underfloor heating, well-proportioned double bedrooms with built-in storage, and striking views towards Arthur’s Seat and the Pentlands.
Practical strengths include freehold tenure, a sizeable bathroom with separate shower and bath, a useful utility cupboard and direct access to a well-kept communal garden. The apartment’s open layout and generous room sizes suit someone who wants period character with contemporary comforts — an easy city base for professionals, couples or a small family.
Location is a key draw: Bruntsfield Links and The Meadows are moments away, and a wide range of local amenities, cafés and boutiques are on the doorstep. Regular bus routes provide a straightforward commute to the city centre, while private schools and recreational facilities are within easy reach.
A few factual points to note: the property is top-floor, so there are likely stairs to the flat and limited ground-floor access. The area classification flags higher local deprivation metrics — while the immediate neighbourhood around Bruntsfield is well served, this may be a consideration for some buyers. Council tax band is moderate (Band D). Overall this is a large, characterful two-bedroom flat offering excellent views and a generous open-plan living space in one of Edinburgh’s most popular residential pockets.
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