13 (2F1) Murrayfield Place, Murrayfield, Edinburgh, EH12 6AA

Situated on a leafy residential street in the prestigious Murrayfield area, 13 (2F1) Murrayfield Place is an exceptionally spacious and bright second-floor flat forming part of a handsome Victorian tenement. Enjoying a wonderfully peaceful setting with attractive views towards the neighbouring Water of Leith and surrounding greenery, the property combines classic Edinburgh character with a rare village-like feel, all within easy reach of the city centre.

The area itself is particularly appealing, with charming local cafés and Dine Bistro just around the corner, excellent amenities nearby, and immediate access to the picturesque Water of Leith walkway, offering tranquil riverside walks and cycle routes through some of Edinburgh's most scenic surroundings.

Accessed via a secure door entry system and well-maintained communal stair, the accommodation comprises: welcoming entrance hall with sizeable storage cupboard; spacious living room with traditional Edinburgh press and useful box room, ideal as a home office or study space; modern dining kitchen fitted with a range of base and wall-mounted units, integrated electric oven, ceramic hob, extractor hood, fridge/freezer and dishwasher, together with two additional storage cupboards; separate utility room with fitted worktop and shelving; generously proportioned double bedroom; and a windowed bathroom with electric shower over bath and fitted storage.

Further benefits include gas central heating via a Worcester combi boiler and double glazing throughout.

Externally, residents enjoy access to a beautifully maintained shared rear garden, laid to lawn with mature planting and colourful borders, creating a wonderfully secluded outdoor space. A mixture of unrestricted and zoned permit parking is available on surrounding streets.

Extras
The freestanding cooker and washing machine are included in the sale.

EPC Rating
The energy efficiency rating for this property is band D.

Council Tax
This property is subject to council tax band C.

Location
Regarded as one of Edinburgh's most sought-after residential addresses, Murrayfield enjoys an enviable position within comfortable walking distance of the West End and is synonymous with the iconic Murrayfield Stadium, home of Scottish rugby.

Everyday amenities are conveniently provided for at nearby Roseburn Terrace, offering a selection of cafés, boutiques and independent retailers alongside a Tesco Express, while more extensive shopping and leisure facilities are available at Craigleith Retail Park and The Gyle Shopping Centre.

The area is particularly well served for outdoor pursuits, with the open green spaces of Roseburn Park, Corstorphine Hill and the Water of Leith all close by, in addition to a number of well-regarded golf courses. Murrayfield is also renowned for its excellent choice of schooling, with highly regarded options available across both the public and private sectors.

Superb transport links ensure swift access to Edinburgh's city centre and beyond, with Haymarket Railway Station and the nearby Murrayfield tram stop both within easy walking distance, providing direct connections across the city and to Edinburgh Airport. The city bypass and central motorway network are also readily accessible, making this an ideal location for both commuting and travel further afield.