2 bed flat for sale

Flat 5, 8 Kimmerghame Place, Fettes, Edinburgh EH4

Situated within a modern factored development on Kimmerghame Place, this attractive third-floor apartment offers well-proportioned accommodation extending to approximately 818 sq. Ft., complemented by a private balcony, rooftop views, communal grounds and allocated parking.

The property is entered via a welcoming hallway featuring three useful storage cupboards. The spacious living room provides an ideal setting for relaxing and entertaining, with direct access to a private balcony. A separate kitchen and dining room offers ample space for everyday dining and is fitted with a range of wall and base units and integrated appliances. The dining area enjoys rooftop views, creating an appealing setting for meals and entertaining, while a Juliet balcony allows natural light to filter into the room. The principal bedroom benefits from a built-in wardrobe and an en-suite shower room. A second double bedroom, also featuring a built-in wardrobe, provides flexible accommodation for guests, family members or those working from home. A bathroom completes the internal accommodation.

Further benefits include gas central heating, double glazing and access to a loft space. Externally, the property has access to an allocated parking space and well maintained communal garden grounds.

Kimmerghame Path, situated in the desirable Fettes area of Edinburgh, offers a peaceful residential setting with convenient access to a wide range of local amenities. Nearby supermarkets cater for everyday shopping needs, while Craigleith Retail Park provides an excellent selection of shops and services. The neighbouring areas of Stockbridge and Comely Bank offer an appealing choice of independent cafés, restaurants, bars and boutique shops, with Edinburgh city centre providing further retail, dining and cultural attractions.
The area offers excellent opportunities for outdoor recreation, with Inverleith Park providing attractive green spaces for walking, jogging and leisure activities. The Royal Botanic Garden Edinburgh offers beautifully landscaped surroundings, while the Water of Leith walkway provides scenic routes for walking and cycling. Local gyms, health clubs and sports facilities further enhance the area's recreational appeal.
Families benefit from a good choice of educational provision, with primary and secondary schooling available in the surrounding area, alongside well-regarded independent schools and local childcare facilities.
Transport links are convenient, with regular bus services connecting the area to Edinburgh city centre and other parts of the capital. Haymarket railway station provides rail connections across Scotland and beyond, while Edinburgh Waverley offers further national services. Motorists benefit from access to the A90, City Bypass and wider motorway network, facilitating travel throughout Edinburgh and the surrounding areas. Edinburgh Airport is also accessible by road and public transport.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, integrated light fixtures and appliances 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: F - £3584.57 inclusive of water and sewage* (*based on 2026/2027 tax year)- The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains electricity supply, with the main consumer unit located in the hallway cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas-fired central heating system with a combination boiler. Radiators are installed throughout the property, and hot water is supplied directly from the main system.
Broadband: 5500 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Factor: Speirs & Gumley - approx. £160 per month (Deposit £200)
Parking: 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.