2 bed flat for sale

22/2 Calton Road, Holyrood, Edinburgh EH8

Located on the first floor of a modern, well-maintained development, this bright and well-proportioned two-bedroom flat at 22/2 Calton Road offers comfortable living in the heart of Edinburgh.

Entranced by secure communal entry, the property is accessed via a welcoming hallway that leads to all principal rooms. The spacious sitting/dining room provides an excellent area for both relaxing and entertaining, with direct access to a private balcony. The adjoining kitchen is generously sized and well laid out with a breakfast bar, fitted base and wall cabinets offering ample storage and workspace, both integrated and freestanding appliances and spotlight lighting fixtures. There are two good-sized double bedrooms, both benefiting from built-in wardrobes. The principal bedroom features an en-suite bathroom, while a separate shower room serves the second bedroom and guests. Additional storage is available via a separate hall cupboard.

Additional benefits include an allocated parking space in the secure residents car park, gas central heating and double glazing throughout.

Situated within the sought-after Holyrood area, Calton Road enjoys a prime central location at the foot of Calton Hill, on the edge of Edinburgh’s historic Old Town. This vibrant and highly desirable neighbourhood offers a unique blend of city living and green space, with Holyrood Park and Arthur’s Seat just a short stroll away, ideal for walking, cycling, and taking in panoramic views across the city. The property is exceptionally well placed for transport, with Edinburgh Waverley Station within easy walking distance, along with excellent bus and tram links providing swift access across the city and to Edinburgh Airport. A fantastic range of amenities are available nearby, including shops, cafés, restaurants, and cultural attractions. The bustling city centre, St James Quarter, and the popular areas of Broughton Street and Leith Walk are all easily accessible. Local landmarks such as Scottish Parliament Building and Palace of Holyroodhouse further enhance the appeal of this well-connected and historic location.

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 upon seprate negotiation with the vendor. 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. By submitting an offer for acceptance, you agree to this condition and are happy for dj Alexander to contact you for these purposes.

EPC: B
Council Tax: E - £2933.73 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
Broadband: 80 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Allocated parking space in residents car park
Factor: Edinburgh Block Management at an approximate cost of £350 per anum plus any additional charges that may arise.
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.