146 2F2 Morningside Road, Edinburgh, EH10

Spacious second-floor apartment set in the heart of the highly sought-after Morningside district. This impressive five-bedroom home beautifully retains a wealth of original period features, including high ceilings, intricate cornicing, and elegant room proportions.

Strong HMO investment opportunity with estimated rental income of £3,250–£3,500 pcm. This suggests a long term rental yield of 8.7%-9.3% based on home report value. The current owners have advised there is a current HMO license which has been in place for many years, please note any potential purchaser will have to carry out their own due diligence with regards to obtaining a new license with the HMO Department at Edinburgh Council.


Extending to approximately 111 sqm, the property forms part of a charming traditional tenement and is accessed via a secure entry system, with a well-maintained stair leading to the second floor. The accommodation comprises a welcoming entrance hallway, a generous lounge and a galley kitchen with fitted base and wall units, spotlight lighting fixtures and both integrated and freestanding appliances. There are five well-proportioned bedrooms, varying in size, and a family bathroom with three-piece suite, providing flexible living arrangements suited to a range of buyers.

Externally, residents benefit from access to a well-maintained communal garden - an appealing and peaceful space. While the property would benefit from light cosmetic modernisation, it offers an exceptional opportunity to create a bespoke home or a high-performing HMO investment opportunity, with excellent scope to add value.

The property is ideally positioned within vibrant Morningside, renowned for its excellent local amenities and strong sense of community. A superb selection of supermarkets, including Waitrose, Tesco and Marks & Spencer, is complemented by an array of independent boutiques, cafés, and artisan bakeries. The area also boasts a fantastic choice of restaurants and bars, as well as cultural and leisure attractions such as the Dominion Cinema, Church Hill Theatre, and Morningside Library. Well-regarded schooling is within easy reach at both primary and secondary levels, alongside further education opportunities. Situated within the highly sought-after catchment areas for Bruntsfield Primary School and Boroughmuir High School, with access also to St Peter’s RC Primary School and St Thomas of Aquin’s RC High School. The property is also a short distance to George Heriots School and George Watsons’ College. The area is also exceptionally well connected, with frequent public transport links providing swift access to Edinburgh city centre and beyond, while the nearby City Bypass offers convenient routes to the surrounding areas, Edinburgh Airport, and the wider motorway network.

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

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 connection – electric meter and consumer unit located within the hallway
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 S2 (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.