10 (3f2), Leven Street, Edinburgh, EH3 9LG

Entrance Hallway
With a welcoming entrance hallway all rooms are accessed from the entrance hallway creating a practical flow throughout the home. There is ample space for coats, shoes and everyday essentials, while a generous walk-in cupboard provides excellent additional storage.

Living / Dining / Kitchen
At the heart of the home is a stylish open-plan living, dining and kitchen area, designed with contemporary flair and modern convenience in mind. The kitchen is fitted with sleek units and quality fittings, offering ample storage and workspace, while the dining and lounge areas flow seamlessly to create a versatile and welcoming space. Large double-glazed windows fill the room with natural light, enhancing the bright and airy feel. Perfectly suited to modern lifestyles, this open plan layout provides a highly social environment, ideal for entertaining guests or enjoying relaxed everyday living in a comfortable, contemporary setting.

Bedrooms
The property offers three generously proportioned double bedrooms, each with a bright and welcoming feel, contemporary décor and modern finishes. Two of the bedrooms benefit from excellent walk-in wardrobe space, providing superb storage ensuring living areas are clutter-free. All bedrooms are double glazed, providing warmth and energy efficiency, while large windows allow plenty of natural light. The generous proportions easily accommodate a range of furnishings, with ample room for additional storage or dedicated desk space for study and home working. Versatile and stylish, these bedrooms are perfectly suited to modern city living.

Bathroom
This bright and contemporary shower room has been finished to a high standard, offering both style and functionality. With modern, neutral tones, it features a sleek walk-in shower, glass enclosure and quality fixtures throughout as well as natural light provided by the skylight window.

Additional Information
B-Listed property in Marchmont, Meadows and Bruntsfield Conservation Area.
Included in sale: all furniture as seen, carpets, curtains, blinds, light fittings and kitchen appliances.
Excellent storage throughout the property including a large walk-in cupboard off the main entrance hallway providing access to the attic space.
HMO in place until August 2027
Council Tax Band C
EPC Rating C

About Tollcross
Tollcross is one of Edinburgh's most central and well-connected neighbourhoods, offering a lively urban lifestyle with excellent amenities on the doorstep. Situated just a short walk from the city centre, the area benefits from superb transport links, including frequent bus services across the city, easy access to Haymarket and Waverley train stations, and direct routes to Edinburgh Airport. The nearby City Bypass and main arterial roads also provide convenient connections for those commuting by car.

Families are well served with a selection of reputable schools close by, including Tollcross Primary and Boroughmuir High School, both of which enjoy strong reputations. For further and higher education, Edinburgh Napier University, the University of Edinburgh, and Edinburgh College of Art are all within easy reach.

Tollcross itself has a vibrant mix of cafés, restaurants, independent shops, and leisure facilities. The Cameo Cinema and King's Theatre add cultural flair, while the nearby Meadows and Bruntsfield Links offer expansive green space for walking, cycling, and outdoor activities.

Combining convenience, culture and community, Tollcross is a popular choice for professionals, students, and families alike. Its central location and wide range of amenities make it one of Edinburgh's most attractive areas to call home.