11/9 Comely Bank Row, Edinburgh, EH4

Situated within a traditional tenement in the highly sought-after Comely Bank area, this well-presented one-bedroom second floor flat offers bright and comfortable accommodation, ideally suited to first-time buyers, professionals or investors.



Accessed via a well-maintained communal stair, the property opens into a welcoming hallway with a useful storage cupboard. The bright and spacious sitting/dining room enjoys a pleasant outlook and benefits from an additional storage cupboard which discreetly houses the washing machine. The modern kitchen is fitted with a range of wall and base units, complemented by a tiled splashback and integrated appliances including oven, hob and cooker hood. The double bedroom is generously proportioned and features built-in wardrobes, providing excellent storage. The accommodation is completed by a bathroom fitted with a three-piece suite and shower over the bath.

Further benefits include gas central heating and double glazing throughout. Externally, residents enjoy access to a communal rear garden, along with convenient on-street permit parking (Zone N3).

Comely Bank Row is an attractive residential address in the highly sought-after Comely Bank area, located just northwest of Edinburgh’s city centre. The street is characterised by charming period properties and a peaceful, leafy setting, offering an appealing balance between vibrant city living and a more relaxed neighbourhood atmosphere. Its proximity to the popular Stockbridge district further enhances its appeal, providing residents with an excellent range of independent boutiques, cafés, restaurants and everyday conveniences. Local shopping provision is particularly strong, with both a Marks & Spencer Food Hall and Waitrose & Partners nearby, offering high-quality grocery options alongside additional specialist retailers and services. The renowned Stockbridge Market adds further vibrancy to the area, bringing artisan produce and a lively weekend atmosphere. For outdoor recreation, Inverleith Park provides extensive green space, sports facilities and open views across the city, while the nearby Royal Botanic Garden Edinburgh offers beautifully maintained grounds and tranquil walking routes. The Water of Leith Walkway also enhances the local lifestyle, providing a scenic corridor for walking, running and cycling through some of Edinburgh’s most attractive natural surroundings. Transport connections are excellent, with frequent bus services offering swift access to the city centre and surrounding districts, while Haymarket Station provides efficient rail links across Scotland and beyond. Road access via Queensferry Road ensures straightforward connectivity to Edinburgh Airport and the wider motorway network, making Comely Bank Row a highly desirable and well-connected residential location.

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 that some of the images have been virtually staged and are for illustrative purposes only.

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 - £2,025.22inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply with the consumer unit and meter located in the entrance hall.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: The property benefits from a gas fired central heating system to steel panelled radiators . Hot water is presumed to be provided by the central heating system. The boiler is located in the living room cupboard.
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 Comely Bank Row and surrounding streets under zone N3 (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.