2 bed flat for sale

77 Ladywell Avenue, Carrick Knowe, Edinburgh EH12

Bright and well-proportioned, this attractive lower villa forms part of a charming block of four properties, set within the highly sought-after residential area of Carrick Knowe, to the west of Edinburgh city centre.

The accommodation is thoughtfully laid out and comprises a welcoming entrance vestibule with a useful storage cupboard, which houses a freezer, leading into an inner hallway. To the rear, a spacious sitting/dining room enjoys an abundance of natural light, with French doors opening directly onto a patio and garden - perfect for both relaxing and entertaining. The kitchen is well-equipped with a range of wall and base units, complemented by integrated appliances. There are two generously sized double bedrooms, both with fitted wardrobes and providing ample space for additional freestanding furniture. The principal bedroom further benefits from a large cupboard. A modern shower room completes the accommodation, fitted with a shower cubicle, wash hand basin, WC and a heated towel rail. Additional features include gas central heating and double glazing throughout.

Externally, the property enjoys well-maintained front and rear gardens, ideal for outdoor enjoyment. A single car garage and private driveway provide excellent off-street parking.

This appealing home is ideally suited to a range of buyers and early viewing is highly recommended.

The property is situated in the desirable Carrick Knowe area of Edinburgh, approximately four and a half miles west of the city centre. The immediate area provides amenities which include established schools and some local shops. Further shopping is available at Tesco on Broomhouse Road and the Gyle Shopping Centre.

Educational opportunities are readily accessible, with Napier University and Stevenson College both having campuses in close proximity. Recreational options include Sighthill Public Park, several local golf courses, and the nearby Union Canal, ideal for walking, cycling, and running.

The location also benefits from excellent transport links, providing easy access to Edinburgh Airport, the city bypass, the Forth Bridge, and the M8. Regular bus services connect Carrick Knowe with most parts of Edinburgh, making commuting straightforward and convenient.

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

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: C
Council Tax: D - £2,278.37 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply with the consumer unit and meter located in the entrance hall cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired central heating system to steel panelled radiators.
Broadband: 1800 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Driveway, single car garage and unrestricted on street parking

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