127 (3F1) Marchmont Road, Marchmont, Edinburgh, EH9

Occupying the third floor of a traditional tenement in the heart of the highly sought-after Marchmont district, this spacious three-bedroom flat combines period charm with modern convenience. Ideally positioned within easy reach of the University of Edinburgh, The Meadows and excellent local amenities, the property will appeal to a wide range of buyers. The property also benefits from a current valid HMO licence, making it an excellent opportunity for investors as well as owner-occupiers.



The accommodation is accessed via a welcoming hallway featuring a useful storage cupboard and a skylight, creating a bright first impression. The generous sitting and dining room is rich in character, boasting an attractive Edinburgh press, ornate cornicing and a ceiling rose. The contemporary kitchen is fitted with a range of modern wall and base units, complemented by coordinating splashbacks and a selection of integrated appliances. There are three well-proportioned double bedrooms, each providing flexible accommodation for families, professionals or those seeking space to work from home. Completing the accommodation is a shower room comprising a shower cubicle, wash hand basin and WC.

Further benefits include gas central heating, a well-maintained shared rear drying green and on-street permit parking (Zone S1).

Marchmont Road is situated within the highly regarded Marchmont district of Edinburgh, an established residential area known for its attractive period architecture and strong community atmosphere. The location benefits from an excellent range of local amenities, including independent cafés, restaurants, convenience stores, supermarkets and specialist retailers in Marchmont and Bruntsfield. Recreational opportunities are plentiful, with the expansive open spaces of The Meadows providing areas for leisure, sport and outdoor events, while Bruntsfield Links offers additional green space and recreational facilities. The area is well served by educational establishments, with a selection of highly regarded primary and secondary schools in the surrounding catchment, alongside close proximity to several university campuses, including those of the University of Edinburgh. Transport connections are excellent, with regular bus services operating throughout the area, providing convenient access to Edinburgh city centre, the wider city and key transport hubs. The property also enjoys straightforward access to major road networks, supporting travel across Edinburgh 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.

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: E - £2933.73 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply with the meter located within the hallway box cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired central heating system with the boiler wall mounted within the rear elevation bedroom cupboard.
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 Marchmont Road and surrounding streets under zone S1 (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.