11 (2F2) Royston Terrace, Inverleith, Edinburgh, EH3

Situated on the second floor of a traditional Edinburgh tenement on Royston Terrace, this well-proportioned two-bedroom flat offers bright and practical accommodation



The property is entered via a hallway with a useful storage cupboard, leading to a bright sitting room with an attractive bay window. The kitchen is fitted with a range of wall and base units with a tiled splashback and includes freestanding appliances. A breakfast bar provides casual seating, while there is also space for a dining table. A large storage cupboard/pantry offers excellent additional storage. There are two double bedrooms, both with ample space for freestanding furniture, as well as a box room which is ideal for use as a study or home office. The bathroom is fitted with a three-piece white suite with a shower over the bath.

Further benefits include a secure entry phone system, gas central heating, access to a communal rear garden, and on-street permit parking.

Set in the highly desirable Inverleith district, Royston Terrace is a peaceful residential address with excellent access to Edinburgh’s premier outdoor and recreational spaces. Inverleith Park offers sports fields, allotments, tennis courts, and a pond for model boating, while the Royal Botanic Garden Edinburgh spans 72 acres of beautifully landscaped gardens, iconic glasshouses, exhibition spaces, cafés, and restaurants. For those who enjoy riverside walks or cycling, the Water of Leith Walkway provides a scenic route connecting the city’s green spaces and cultural landmarks.

Residents benefit from easy access to shops and amenities in Stockbridge and Canonmills, including a large supermarket, with the city centre also readily accessible by bus. Families enjoy a choice of highly regarded local primary and secondary schools, as well as prestigious private institutions such as Edinburgh Academy and Fettes College.

The area is exceptionally well connected, with frequent public transport services across Edinburgh and nearby Ferry Road linking quickly to Edinburgh Airport, the Forth Road Bridge, and the M8 and M9 motorways, making commuting and travel convenient.

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: C
Council Tax: D - £2163.90 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply installed. The electricity consumer unit is located in the entrance hall.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired central heating with combi boiler located in the kitchen.
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 Royston Terrace and surrounding streets under zone N2 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)

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