25a, Scotland Street, New Town, EH3 6PY

Accessed via its own main door, the property is entered through a bright and sunny courtyard, giving a real sense of privacy and a welcoming first impression.

The spacious living room sits to the front and offers a comfortable, well-balanced space for both relaxing and entertaining. Just off the living room is the second double bedroom, which enjoys a peaceful outlook to the front and works equally well as a guest room, home office or additional living space.

The galley-style kitchen is well laid out with good storage and worktop space, and is complemented by a separate larder off the inner hallway-ideal for extra storage and housing a larger free-standing fridge freezer.
The shower room is modern, bright and well finished, with a generous walk-in shower.

To the rear, the principal bedroom is particularly spacious and is currently set up as a twin room. It enjoys a quiet outlook and direct access to the sunny back garden, along with lovely open garden views towards Broughton St Mary's Parish Church and its distinctive clock tower.

LIVING ON SCOTLAND STREET
Living on Scotland Street offers an exceptional balance of calm residential elegance and immediate access to the very best of central Edinburgh. Positioned within the heart of Edinburgh New Town, the street is just a short walk from the city centre, with George Street and Princes Street providing an array of high-end shopping, dining and amenities. Residents benefit from proximity to both private and public green spaces, including the renowned Queen Street Gardens Edinburgh and the open expanse of Inverleith Park, while the charming village atmosphere of Stockbridge offers artisan shops, cafés and a popular weekend market. The area is also well served by highly regarded schools, including Edinburgh Academy and Fettes College, making it a particularly appealing setting for both professionals and families seeking a refined yet well-connected city lifestyle.

ADDITIONAL INFORMATION
B-Listed
Council Tax Band D
EPC Rating C
New Town Conservation Area
Within UNESCO World Heritage boundary
Gas hob/single oven
Boiler circa two years' old
Included in sale: Freestanding and integrated kitchen units, carpets, curtains, blinds, light fittings.

THE HISTORY OF SCOTLAND STREET
Scotland Street is one of the most distinguished addresses within Edinburgh New Town, laid out in the early 19th century as part of the city’s northern expansion. Much of the street is attributed to the noted architect William Sibbald, whose refined Georgian design brought a sense of balance, proportion and understated grandeur to the terrace. Built predominantly between the 1810s and 1820s in warm ashlar sandstone, the street reflects the Enlightenment ideals that shaped the New Town, with its broad, symmetrical layout and elegant uniform façades. In more recent years, Scotland Street has gained literary recognition through Alexander McCall Smith, whose internationally celebrated 44 Scotland Street novels are set here, further cementing its reputation as one of Edinburgh’s most iconic and culturally rich residential streets.

Terms and conditions of sale can be found online at ativaproperty.co.uk/ativasellingterms/