101/22 East London Street, Edinburgh, EH7 4BF

Situated on the fifth floor of a modern, well-maintained factored development, this bright and spacious two-bedroom flat offers contemporary living in a highly convenient city location.

The accommodation is accessed via a welcoming hallway featuring four useful storage cupboards.

The heart of the home is the impressive open-plan sitting room, dining area and kitchen, a generous and light-filled space enhanced by a Juliet balcony.

The stylish kitchen is fitted with a range of wall and base units, complemented by a tiled splashback, under-cabinet lighting and integrated appliances.

There are two well-proportioned double bedrooms, both benefiting from built-in wardrobes, while the bathroom is fitted with a modern four-piece white suite comprising a separate shower cubicle and bath.

Further benefits include double glazing, gas central heating, concierge service, bike store room, attractive communal garden grounds and an allocated parking space.

East London Street is situated on the eastern edge of Edinburgh’s historic New Town, offering a perfect balance of city convenience and local character.

The area benefits from a vibrant selection of shops, cafés and restaurants on Broughton Street, with St.

James Quarter, John Lewis, Multrees Walk, George Street, and Princes Street all easily accessible. Culture and leisure opportunities abound, with theatres, galleries, and museums close by.

The Omni Centre provides a Nuffield Health gym, a multiscreen cinema and a range of bars and eateries. For outdoor recreation, Inverleith Park and the Royal Botanic Garden are nearby.

Transport links are excellent, with McDonald Road and Picardy Place tram stops providing direct access to Edinburgh International Airport, while Waverley Railway Station is also within reach.

East London Street offers the ideal combination of central Edinburgh living, excellent amenities, and convenient transport connections, making it highly desirable for professionals and families alike.

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. Please note that some of the images have been virtually staged and are for illustrative purposes only.

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: E - £2,933.73 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 consumer unit located in the hallway cupboard.

Water Supply: Scottish Water Sewerage: Scottish Water Heating: Gas-fired central heating system, with radiators providing heat throughout.

Broadband: 1000 mbps (Potential download speed) Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage Factor: Hacking & Paterson 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.