Property Overview

• Type: Spacious purpose-built flat, located in a peaceful cul‑de‑sac in the desirable Easter Warriston development .
• Position: Ground-floor unit overlooking landscaped communal grounds.
• Council Tax: Band D with The City of Edinburgh Council.
• Heating: Gas central heating; double-glazed windows throughout.
• Secure Entry: Intercom system ensures safety and privacy.
• Energy Rating: EPC rating C - Full copy available as part of the Home Report

Accommodation

Entrance Hall: Access to all rooms and storage cupboard/utility room.
Living/Dining Room: Bright and generously proportioned, windows offering pleasant front garden views.
Kitchen: Fitted with wall/base units, splash tiling with views over the communal rear gardens.
Bedroom, with built-in and fitted storage/wardrobes, overlooking communal gardens to the front.
Bathroom: Three-piece suite with shower over bath.

Exterior & Grounds

Gardens: Landscaped communal grounds.
Parking: Ample free street parking available within the development plus private garage.

Location & Amenities

Location Highlights: Trinity & Easter Warriston

Nestled in the peaceful, leafy enclave of Easter Warriston, this well-presented ground-floor flat enjoys the best of both worlds – a tranquil residential setting and quick access to Edinburgh’s vibrant city centre, just two miles away. Part of the highly desirable Trinity district, this area is renowned for its blend of charming period homes, modern developments, and tree-lined streets.

Residents benefit from a wide range of amenities within walking distance. Goldenacre offers boutique cafés, beauticians, independent shops and a pharmacy, while Canonmills and Newhaven provide further choice with large supermarkets, artisan delis, and trendy eateries. Craigleith Retail Park and Ocean Terminal are both nearby, offering extensive shopping, restaurants, gyms, and a cinema.

Easter Warriston enjoys excellent transport links: multiple bus routes serve the area, and the new Edinburgh tram extension offers direct access to the city centre and airport. The nearby Ferry Road provides swift access to the City Bypass, Queensferry Crossing, and Scotland’s motorway network, making this an ideal base for commuters.

Outdoor enthusiasts will appreciate the easy access to the North Edinburgh Cycle Network, a series of peaceful, traffic-free paths that connect to the Water of Leith Walkway, Royal Botanic Garden, Victoria Park, and the popular Shore district. Whether you’re seeking scenic riverside strolls, coastal walks along the Firth of Forth, or active routes through to the Pentland Hills, the location caters to a range of lifestyles.

Schools & Services

Education provision is strong, with a number of well-regarded state schools in the catchment area and several prestigious independent schools – including Edinburgh Academy and Fettes College – within easy reach.

Primary Schools: Holy Cross, Trinity, Broughton, Victoria, Edinburgh Academy (all within ~0.5 – 1 mile).

Secondary Schools: Trinity Academy (~0.5 mile), Drummond Community High School & the Edinburgh Academy (~0.8 mile).

Healthcare: Bangholm Medical Centre & Inchkeith House Hospital just over a mile away.

Summary

This one-bedroom, ground-floor flat in a tranquil, modern development offers:
• Comfortable, bright interiors with built-in storage
• Excellent transport links & local amenities
• Strong school options and healthcare access
• Reasonable energy efficiency C
• Opportunity to purchase a property to make your own

A smart choice for first-time buyers, couples, or down-sizers looking for convenience and value close to the heart of Edinburgh and the opportunity to refurbish to your own taste.

Broadband Speeds
According to Ofcom-based data for postcode EH7 4QX (which includes EH7 4QZ), residents enjoy impressively fast internet: Average Download 220 Mbps & Maximum Download Speed Up to 1,000 Mbps (1 Gbps). Average Upload 21 Mbps & Maximum Upload Speed Up to 50 Mbps. This places the property well within full-fibre broadband territory—ideal for streaming, remote work, cloud services, and smart home devices. (source: speegle & highspeedinternet.com)

Mobile (Cell) Signal Quality
Outdoor coverage: Generally strong across all major UK networks (EE, O2, Vodafone, Three) – 4G widely available, with emerging 5G in the area.
Indoor/mobile reception: Primarily reliable, though signal strength may vary within the flat depending on building materials and device used.
5G availability: Some access already present; likely to continue improving as roll-out progresses across the area. (source: signalchecker)

Directions:
What3Words: ///nobody.speech.spice

Tenure: Absolute Ownership.

DISCLAIMER: Whilst these particulars are believed to be correct and are given in good faith, they are not warranted, and any interested parties must satisfy themselves by inspection, or otherwise, as to the correctness of each of them. These particulars do not constitute an offer or contract or part thereof and areas, measurements and distances are given as a guide only. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.