35 2F1 Montrose Terrace, Edinburgh, EH7

Set on the second floor of a traditional tenement, this well-proportioned three-bedroom, 92.9sqm. flat at 35 2F1 Montrose Terrace offers generous living space, period character, and a highly convenient location close to Edinburgh’s city centre.




The accommodation is arranged around a central hallway, providing access to all rooms. To the front, a bright and spacious sitting/dining room enjoys excellent natural light from two large sash-and-case windows, as well as benefiting from original features such as an Edinburgh Press and feature fireplace. The kitchen is neatly arranged with space for dining, along with a range of fitted base and wall units, tiled splashback and both fitted and integrated appliances. There are three well-sized double bedrooms, offering flexible accommodation for family living, guests, or home working. A family bathroom completes the accommodation with WC, wash-basin and bath with overhead handheld shower. The property provides a comfortable and versatile layout suited to a variety of buyers and maximises space throughout.

Additionally, permit parking can be found directly outside the property and on surrounding streets under parking zone N6.

Montrose Terrace enjoys a prime position just to the east of Edinburgh’s city centre, in the ever-popular Abbeyhill area. This highly convenient location offers the perfect balance of central living and a strong neighbourhood feel, making it particularly attractive to professionals, families, and investors alike. The property is within easy walking distance of Edinburgh city centre, as well as the vibrant districts of Leith and Easter Road, both known for their excellent selection of independent cafés, bars, restaurants, and everyday shopping. For larger retail needs, there is a Sainsbury’s supermarket close by, along with a variety of local convenience stores. Outdoor space is well catered for, with the expansive Holyrood Park and Arthur’s Seat just a short walk away, offering opportunities for walking, cycling, and enjoying panoramic views across the city. The nearby Calton Hill also provides an iconic green space right on the doorstep. The area is well served by public transport, with regular bus services providing easy access across the city. Waverley Station is also within comfortable reach, offering rail connections throughout Scotland and beyond.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures, and appliances (both integrated and free standing) are included in the sale. No warranties or guarantees will be provided.

Please note some images have been virtually staged for advertising purposes, this is solely for illustrative use.

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. By submitting an offer for acceptance, you agree to this condition and are happy for DJ Alexander to contact you for these purposes.

EPC: D
Council Tax: C - £2025.22 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
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 surrounding streets under zone N6 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)
Factor: There is no factor at this property.
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.