8/6 (3f2) Thirlestane Road, Edinburgh, EH9 1AN

A generously proportioned and characterful third-floor four bedroom flat situated within a traditional sandstone tenement, in the highly regarded Marchmont area of Edinburgh.

The property currently holds a HMO licence for three individuals (previously four) valid until the 10th of February 2027.

The accommodation is centred around a welcoming entrance hallway and comprises a particularly impressive sitting room, large kitchen/diner, three double bedrooms, a versatile study/single fourth bedroom and a bathroom.

The generous proportions throughout are complemented by a wealth of traditional period detailing, including ornate cornicing, decorative ceiling features, deep skirtings and attractive sash-and-case style windows.

The bright sitting room is an especially appealing space with a charming bay window providing an abundance of natural light and attractive views on to the surrounding streets.

The spacious kitchen/diner is fitted with a good range of wall and base units, integrated/existing appliances and ample room for a dining table.

There are three well-proportioned double bedrooms, and an additional study offering useful flexibility and could readily serve as a home office, dressing room or single fourth bedroom.

A modern bathroom with bath and overhead shower completes the accommodation. Externally, the property benefits from access to a well-maintained communal rear garden.

The building also benefits from a secure entry phone system, gas central heating and there is on-street permit parking available directly outside the property.

Thirlestane Road is situated in the popular Marchmont district, a well-established residential area south of Edinburgh city centre.

The property is particularly well placed for access to the University of Edinburgh, while the extensive open spaces of The Meadows, Holyrood Park and Arthur's Seat are all within easy reach.

Marchmont itself is renowned for its excellent selection of independent shops, cafés, restaurants and local amenities, while the city centre is readily accessible by foot, bicycle and public transport.

The area also benefits from convenient road links to Edinburgh's City Bypass and the wider motorway network.

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 some images have been virtually staged for advertising purposes, this is solely for illustrative use.

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. By submitting an offer for acceptance, you agree to this condition and are happy for dj Alexander to contact you for these purposes.

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 connection Water Supply: Scottish Water Sewerage: Scottish Water Heating: Mains gas - boiler and radiators Broadband: 1800 mbps (Potential download speed) Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage Parking: On street permit and pay-and-display parking is available on surrounding streets under zone S1 (Permits obtained upon application to The City of Edinburgh Council and payment of fees) Factor: There is no factor at this property.

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