8 Broughton Place, Edinburgh, EH1 3RX

**SOLD** 8 Broughton Place is a beautifully proportioned four-bedroom upper townhouse in Edinburgh's Eastern New Town.

The property has been refurbished to a high standard with a focus on energy performance - helping to improve efficiency and reduce energy costs.

You enter through a grand vestibule with an original flagstone floor.

The ground floor offers two elegant reception rooms, ideal for entertaining: a spacious living room at the front and a kitchen to the rear, connected by double doors.

The kitchen has been thoughtfully refurbished by the present owner and features a large island with a grey granite worktop and solid wood cabinetry.

Integrated appliances include two Neff ovens and a Neff induction hob.

A striking floor-to-ceiling astragal window faces north, providing views over the gardens and mews to the rear, while the solid wood flooring completes the space.

The living room at the front of the ground floor is rich in Georgian character, with astragal windows, a period fireplace with gas fire, new cast-iron heritage radiators, and engineered oak flooring.

A useful utility room/WC is also located to the rear of the ground floor.

The first floor is accessed via a grand Georgian staircase with original stone steps, cast-iron railings, and a mahogany handrail, ascending to the second floor beneath a newly refurbished double-glazed cupola that fills the stairwell with natural light.

At the front of the first floor, a magnificent living room spans the full width of the house, with three windows (all with working shutters) overlooking Broughton Place.

The room also features engineered oak flooring and a wood-burning stove.

The principal bedroom lies to the rear of the first floor, complete with a large walk- in dressing room and an en suite with both bath and separate shower. A guest WC is also located on this floor.

The second floor provides three further double bedrooms and a secondary kitchen. Double bedroom two is positioned to the rear and benefits from an en suite bathroom.

Double bedrooms three and four are to the front, with a shared bathroom across the hall. A practical second kitchen completes the accommodation on this level.

______ EPC Rating Band C ______ Broughton Place is a particularly beautiful Georgian terrace located in Edinburgh's Eastern New Town.

8 Broughton Place was built in 1809 as part of the James Broughton Estate. The New Town is one of Edinburgh's most sought-after residential areas.

Situated in the heart of the city centre, it is characterised by its elegant Georgian terraces, wide streets, and well-kept communal gardens.

It is also recognised as the largest complete example of Georgian town planning in the world. Residents of Broughton Place can apply for access to Regent Gardens, subject to a modest annual fee.

Edinburgh's Regent, Royal, and Carlton Terrace Gardens, collectively known as Regent Gardens, offer a stunning example of 19th-century garden design.

Covering 12 acres on the eastern slopes of Calton Hill, these private communal gardens are the largest of Edinburgh's New Town gardens that remain in private ownership.

8 Broughton Place is Category A listed. Excellent shopping is available on nearby Broughton Street, Leith Walk, and at the newly completed St James Quarter, all within easy walking distance.

There are also a number of highly regarded independent schools in the area, including Fettes College, Edinburgh Academy, ESMS, and St George's School for Girls.

For state schooling, 8 Broughton Place falls within the catchment area for Broughton Primary or St Mary's Roman Catholic Primary, with Drummond Community High School and St Thomas of Aquin's Roman Catholic High School as secondary options.