This well-proportioned three-bedroom lower villa forms part of a charming block of four properties in the popular residential area of Pilton, north west of Edinburgh city centre.



Accessed via a main entrance, the property opens into a welcoming hallway with large storage cupboard. The bright and airy sitting/dining room provides an inviting space, while the kitchen is fitted with wall and base units, a tiled splashback, and space for appliances. The property comprises two generously sized double bedrooms, both offering ample space for free-standing furniture, along with a third bedroom or study located off the sitting room. Completing the accommodation is a shower room with walk-in shower, wash hand basin and WC.

Additional benefits include electric heating, double glazing, a private garden, communal drying green, and unrestricted on-street parking.

The property is located in the Pilton district of Edinburgh, which lies approximately two miles North West of the city centre. The area offers a range of local amenities, including supermarkets such as Morrisons, Co-op, and Lidl, as well as convenience stores, pharmacies, cafés, and essential services within easy reach. Larger retail and leisure options are available at nearby Craigleith Retail Park and Ocean Terminal, providing high-street shops, restaurants, and entertainment. For recreation, residents enjoy access to local green spaces such as Pilton Park, West Pilton Park, and the larger Inverleith Park, while the nearby Ainslie Park Leisure Centre offers a gym, swimming pool, sports halls, and fitness classes. Outdoor enthusiasts can take advantage of cycle paths along the Water of Leith, proximity to the Royal Botanic Garden Edinburgh, and waterfront walks at Granton and Silverknowes. The area is well served by excellent bus services giving access to all areas of Edinburgh, as well the city bypass and links to Edinburgh International Airport.

The property is being sold as seen. No warranties or guarantees will be provided.

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.

EPC: E
Council Tax: C - £1923.47 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: The property has the benefit of a mains supply of electricity serving 13 amp power points throughout. A circuit breaker distribution board is fitted and located within the hallway cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Heating within the property is electric and is provided by wall mounted panel radiators.
Broadband: 1800 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Unrestricted on street parking is available on Pilton Avenue

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