Flat, Duff Street, Edinburgh, EH11 2JD

Property Reference: 3014209. Stunning modern 3 double bedroom 2 bathroom ground floor flat with fantastic floor space (87 sq m), large private fenced garden and private parking space.

Quietly located in Dalry, 10 minutes' walk from Haymarket station, Haymarket Square, West End and Financial District.

Direct access to Western Approach cycle way to Fountainbridge and wider Roseburn to Union Canal travel route.

Easy access to universities: - Edinburgh Napier University Merchiston Campus (walking / bike), Sighthill Campus (bus), - University of Edinburgh central campuses (walking / bike / bus) - Heriot Watt University (main bus route).

- Queen Margaret University (from Haymarket train stn to Musselburgh).

Spacious accommodation comprises: - Huge triple aspect lounge with patio doors to private garden, 45inch smart LED TV - Dining room with table and chairs for 4 - home office area - Principal double bedroom with en-suite shower room with large shower - Two further double bedrooms with quiet outlook to private garden - Spacious main bathroom with bath and electric shower over - Quality fitted dining kitchen with bistro table and barstools.

Fitted appliances including washer/dryer, dishwasher, fridge freezer, oven, gas hob, hood, microwave.

Fully equipped with kitchen essentials - Gas Central heating and Wifi fibre broadband - Rent inclusive of internet, monthly cleaning and seasonal grass cutting - Rent exclusive of all other utility bills and Council Tax.

- Superb finish. Wood floors throughout public rooms and bedrooms - Great storage. Large walk in storage cupboard and large utility storage cupboard.

- Large private secure fenced garden with patio, outdoor table and chairs and rotary drier. - Well managed and maintained factored development with secure entry system. - Communal secure bike shed.

- Fully furnished and equipped for let - ready to move in and call it home! Would suit: Professional sharers, responsible postgraduate or undergraduate student sharers, couple, family.

HMO licence for 3 Non-smokers only. Whole property let only on a joint Scottish Private Residential Tenancy 2850pcm. No room lets. Deposit £3000 and references required.

Student tenants require UK adult guarantors, or 6 monthly advance payments of rent. Private landlord.

Landlord Registration number: 20881/230/05470 EPC rating: B Summary & Exclusions: - Rent Amount: £2,850.00 per month (£657.69 per week) - Deposit / Bond: £3,000.00 - 3 Bedrooms - 2 Bathrooms - Property comes furnished - Available to move in from 23 August 2026 - Maximum number of tenants is 3 - Students welcome to enquire - No Smokers - Bills not included - Property has parking - Property has garden access - EPC Rating: B If calling, please quote reference: 3014209 Fees: You will not be charged any admin fees.

** Contact today to book a viewing and have the landlord show you round! ** Request Details form responded to 24/7, with phone bookings available 9am-9pm, 7 days a week.

OpenRent is on the Scottish Letting Agent Register, registration number LARN1809026 The landlord is on the Scottish Landlord Register, registration number 20881/230/05470 OpenRent endeavours to make all property particulars as accurate and reliable as possible, however if you require any further clarification or information please contact us.

When applying for a tenancy using the Rent Now process, you will be required to pay one month's rent and any deposit before moving in.

This will be paid to OpenRent and released to the landlord once you have moved in. With OpenRent there are no administration fees to pay.