2 bed flat for sale

13/17 Hughes Close, Canonmills, Edinburgh EH7

Bright, contemporary two-bedroom fourth-floor flat in a modern factored development in the highly sought-after Canonmills area of Edinburgh, close to the city centre.

Access via a well-maintained communal stair with lift access, the well-proportioned accommodation comprises: Welcoming hallway; open plan sitting/dining room/kitchen with balcony off, the kitchen has fitted wall and base units, coordinating splashback, breakfast bar and integrated appliances; principal bedroom with built-in wardrobe and balcony with picturesque views over the Water of Leith; second double bedroom with built-in wardrobe; bathroom with four-piece suite accessible from both the hallway and principal bedroom; and a utility room which completes the accommodation.

The property has the benefit of gas central heating, underfloor heating, double glazing, access to well-maintained communal garden grounds and an allocated parking space in the resident’s car park.

Hughes Close is located in the highly desirable Canonmills district of Edinburgh, just northeast of the city centre. This charming area combines urban convenience with a village-like atmosphere, featuring historic streets and modern residential developments. Residents benefit from a wide range of shops, cafés, restaurants, and boutiques along Leith Walk and in nearby Stockbridge, while supermarkets such as Tesco and Lidl meet everyday shopping needs.

The neighbourhood offers excellent recreational opportunities and green spaces. The scenic Water of Leith Walkway runs close by, ideal for walking, cycling, and enjoying riverside views. Nature enthusiasts can access the Royal Botanic Garden Edinburgh, while King George V Park and Inverleith Park provide open areas for sports, play, and relaxation. Local leisure amenities include the Omni Centre with its cinema and gym, as well as Stockbridge’s weekend market, artisan shops, and cafés, providing a variety of entertainment and cultural experiences.

Multiple buses routes serve the area, linking Canonmills to the city centre and other parts of Edinburgh. The Picardy Place tram stop offers direct connections to Newhaven, Edinburgh International Airport and the wider tram network.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures and appliances (both integrated and free standing) are included in the sale. Furniture may be available by separate negotation. No warranties or guarantees will be provided.

Please note that 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: B
Council Tax: E - £2788.09 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 utility cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas - The property benefits from a community heating system to steel panelled radiators and underfloor heating.
Broadband: 1800 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Private allocated parking space

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