2 bed flat for sale

11/13 Albion Gardens, Edinburgh EH7

Situated within the popular and well-maintained Albion Gardens development, this modern two-bedroom fourth floor flat offers bright and well-proportioned accommodation, ideal for first-time buyers, professionals or investors.

The property is accessed via a welcoming entrance hallway featuring a useful storage cupboard. The heart of the home is the spacious open-plan living room and kitchen area, providing an excellent space for both relaxing and entertaining. The contemporary kitchen is fitted with a range of wall and base units, complemented by a tiled splashback and a selection of integrated appliances.

There are two generous double bedrooms, both benefiting from built-in wardrobes, offering excellent storage solutions. The accommodation is completed by a modern shower room comprising a walk-in shower enclosure, wash hand basin and WC.

Further benefits include gas central heating, double glazing throughout, well-maintained communal grounds and residents' parking.

Tucked away within a peaceful modern development just off the vibrant Easter Road, this highly sought-after location is within easy reach of Edinburgh city centre, Meadowbank Retail Park, and the ever-popular Leith Walk, renowned for its eclectic mix of cafés, restaurants, bars, independent boutiques and everyday amenities. Residents benefit from an excellent range of local shopping options, including a Tesco on Duke Street and a Sainsbury’s at nearby Meadowbank Retail Park, while a variety of gyms, healthcare facilities and leisure amenities are also close at hand.

For outdoor enthusiasts, the property is ideally positioned to enjoy some of Edinburgh’s most celebrated green spaces. Lochend Park offers pleasant walks and recreational facilities, while the expansive Holyrood Park and iconic Arthur’s Seat provide outstanding opportunities for walking, cycling and enjoying panoramic views across the city.

The area is exceptionally well connected, with frequent bus services operating along both Easter Road and London Road, providing swift access to the city centre, Edinburgh’s business districts and surrounding areas. Waverley Station, the Scottish Parliament and the historic Royal Mile are all easily accessible, making the location particularly appealing to professionals, first-time buyers and those seeking a convenient city lifestyle.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures and appliances (both integrated and free standing) are included in the sale. Please note that furniture may be available by separate negotiation. 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: B
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: The property has the benefit of a mains supply of electricity serving 13 amp power points throughout. A circuit breaker distribution board is fitted and located within the hallway cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas-fired, wall mounted boiler located within one of the bedroom built-in wardrobes serving radiators.
Broadband: 1800 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Factor: James Gibb – approx. £113 per month
Parking: Shared resident’s parking

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