2 bed flat for sale

2/4 Tytler Gardens, Abbeyhill, Edinburgh EH8

Well-presented two-bedroom first-floor flat in the highly popular Abbeyhill area of Edinburgh, offering bright and well-proportioned accommodation close to the city centre.

Accessed via a well-maintained communal stair with secure entry phone system, the property comprises: A hallway with storage cupboard; a bright and spacious living room; a kitchen with fitted wall and base units, coordinating splashback, and integrated appliances; two double bedrooms, one with built-in wardrobes; and a bathroom with three-piece white suite and shower over the bath.

The flat further benefits from electric heating, double glazing, communal garden grounds, and residents’ permit parking.

Tytler Gardens is a quiet residential street situated within the popular and well-established Abbeyhill area of Edinburgh, lying just to the east of the city centre. A good selection of local shops, cafés and everyday amenities can be found within Abbeyhill and nearby Meadowbank. Meadowbank Retail Park is close at hand and offers a range of high-street retailers, supermarkets and leisure facilities. Further shopping, dining and cultural attractions are easily accessible in the city centre, including Princes Street, the St James Quarter and Leith Walk. The area benefits from excellent recreational opportunities, with Holyrood Park and Arthur’s Seat, providing extensive green space, scenic walks and outdoor pursuits. Meadowbank Sports Centre offers a swimming pool, gym and fitness facilities, while additional leisure options are available throughout the city. The property is well placed for a variety of schooling options at both primary and secondary level, as well as easy access to further and higher education institutions, including the University of Edinburgh and Queen Margaret University. Transport links are excellent, with regular bus services operating nearby, offering swift access to the city centre and surrounding areas. Edinburgh Waverley Station is within easy reach, and the City Bypass and Edinburgh Airport are readily accessible via main arterial routes.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures and appliances (both integrated and free standing including washer-dryer and full sized dishwasher) are included in the sale. Furniture within the property may be available by separate negotiation. No warranties or guarantees will be provided.

Windows were replaced in December 2023 and have a five year warranty. Kitchen was replaced in November 2023 and the units are covered by a 5 year warranty with Wren. All documents can be provided.

Please note some of the images have been virtually staged and are for illustrative purposes only.

Under the hmrc Anti Money Laundering legislation, all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

EPC: D
Council Tax: D - £2163.90 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply with the consumer unit and meter located in the entrance hall.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: The property benefits from an electric panel heating system. Hot water is electrically generated by an immersion heater fitted to a hot water storage cylinder. The hot water cylinder is located within the hall cupboard.
Broadband: 1800 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Residents permit parking

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.