2f1, 7 Union Street, Edinburgh, EH1 3LT

Living Room
This exceptionally spacious west-facing living room is filled with natural light from impressive sash and case windows, creating a bright and welcoming atmosphere throughout the day. A (sealed) fireplace adds a charming focal point, while the generous proportions easily accommodate two large sofas as well as a full dining table and chairs, making it ideal for both relaxing and entertaining.

Kitchen
The property features a galley-style kitchen with a large west-facing window that allows plenty of natural light. The kitchen requires refurbishment, offering an excellent opportunity to redesign and modernise to personal taste. Its layout provides a practical foundation for creating a stylish and efficient cooking environment with two entrances - one off the main hallway and one from the living room.

Bedrooms
The property offers four bedrooms of varying sizes, providing flexible accommodation for families, professionals, or shared living. The generously proportioned master bedroom includes period cornicing, an elegant curved wall and en-suite shower room. Overlooking the front of the property this room benefits from a bright, west-facing aspect through large dual sash and case windows. The remaining three bedrooms are positioned to the rear, offering a peaceful outlook and a sense of privacy, making them ideal for restful retreats or dedicated workspaces.

Bathroom & Utility Room
The bathroom features a classic three-piece suite, including a bath with shower over, a wash hand basin, and WC, with a heated towel rail for added comfort.

Leading off the bathroom is a separate utility room, complete with a large window providing natural light and excellent ventilation, housing the boiler and washing machine-ideal for keeping laundry and household tasks neatly contained.

Storage
There are three storage cupboards off the main hallway providing excellent storage.

About The Area
Union Street is a highly desirable address in Edinburgh's vibrant East End, offering a superb blend of city convenience and neighbourhood charm. Located just moments from the bustling Omni Centre, St James Quarter, and the shops and restaurants of Princes Street, residents enjoy immediate access to some of the capital's best retail, dining, and entertainment options. The area also offers excellent green spaces nearby, with Calton Hill and Holyrood Park both within easy walking distance.

Transport links are excellent: Waverley Station is nearby for rail travel across Scotland and beyond, while multiple bus routes and the tram terminus at York Place provide seamless connections throughout the city and to Edinburgh Airport.

Union Street falls within the catchment for the well regarded Broughton Primary School and Drummond Community High School.

This central location appeals to professionals, families and students, with the University of Edinburgh and Edinburgh College of Art accessible on foot or by public transport. Union Street offers a rare opportunity to live in a well-connected, culturally rich part of Edinburgh, ideal for both residents and investors alike.

Additional Information
Second-floor flat
Council Tax Band - E
EPC Rating - C
HMO in place - 11 April, 2026
Permit and metered - Controlled Parking Zone 2
118 sq m / 1270 sq ft
Working shutters throughout
Included in sale: integrated and free-standing kitchen appliances, carpets, light fittings. All other furniture is available by separate negotiation.