2/2 King's Stables Road, Edinburgh, EH1

Located at the foot of Edinburgh Castle, this attractive one bedroom second-floor flat enjoys one of Edinburgh’s most iconic and historic settings, just moments from the city centre.



Forming part of a traditional stone-built building, the property offers well-proportioned and characterful accommodation. A welcoming hallway leads to a bright open-plan sitting room and kitchen. The sitting room benefits from a distinctive curved feature wall, while the modern kitchen is fitted with wall and base units, a glass splashback and integrated appliances.

The double bedroom includes built-in cupboards for storage and the contemporary shower room comprises a shower cubicle, vanity unit and WC.

Further features include sash and casement windows, gas central heating and on-street permit parking.

King’s Stables Road sits in a highly desirable central Edinburgh location, just beneath the historic Edinburgh Castle and adjacent to the vibrant West End. The area benefits from an exceptional mix of cultural landmarks and everyday amenities, with Princes Street, Grassmarket and the Old Town all within close proximity, offering a wide selection of cafés, restaurants, independent shops, and boutique retailers. Leisure and recreation opportunities are abundant, with Princes Street Gardens, the Meadows, and the scenic walks around the Castle Esplanade providing attractive green spaces, while nearby venues such as the Usher Hall and Traverse Theatre contribute to a strong arts and entertainment scene.

Transport connections are excellent, making the location highly convenient for commuting and travel across the city and beyond. Haymarket Station provides mainline rail services, while Edinburgh Waverley offers extensive national rail links. Regular bus services operate along Lothian Road and surrounding routes, and the Edinburgh Trams network provides direct access to the West End, the city centre and Edinburgh Airport. Road links are also strong, with easy access to the A8, A90 and city bypass.

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.

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: C - £2,025.22 inclusive of water and sewage* (*based on 2023/2024 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains electricity supply, with the main consumer unit located in the hall.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Full gas-fired system, with a condensing combination boiler located in the kitchen. Radiators are installed throughout the property as the primary means of heat distribution and are fitted with individual thermostatic valves.
Broadband: 1000 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 King’s Stables Road and surrounding streets under zone 4 (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.