12B & 12C Scotland Street, Edinburgh, EH3 6PX

Nestled within Edinburgh’s prestigious and historic New Town, this rarely available five-bedroom Georgian garden apartment is equipped with an HMO Licence, a beautifully landscaped south-west-facing garden as well as a basement flat perfect for development.

Accessed via a private courtyard, the property opens into a welcoming entrance foyer and hallway, where original flagstone flooring creates a wonderful first impression. From here you enter a well-appointed kitchen fitted with a range of base units, generous worktop space, and integrated appliances including a hob and oven. At the heart of the home lies an impressive living and dining room, rich in character. Original exposed stonework, fireplaces, and ceiling beams create a striking focal point, while working shutters frame picturesque views over the south-west-facing rear garden. Bright and inviting, it offers an ideal setting for everyday living and entertaining.

The principal double bedroom enjoys a desirable south-west-facing aspect and features handsome wooden flooring and an attractive feature fireplace. Generously proportioned, it provides ample space for a variety of furniture arrangements. The remaining accommodation comprises three further double bedrooms and a comfortable single bedroom, all tastefully presented and offering flexible use as bedrooms, guest accommodation, or home-working space. The bedrooms are served by both a shower room and a spacious bathroom featuring a bath, separate shower enclosure, WC, and washbasin.

A particular highlight of the property is the enclosed rear garden. Beautifully maintained and enjoying a sunny south-west-facing orientation, it features a manicured lawn, vegetable beds, and an attractive seating area for outdoor dining and relaxation, along with a log-store and garden shed, an exceptional asset in such a central location.

Below 12B sits 12C. A spacious basement flat ideal for renovation into a luxury dwelling. With three large rooms this basement space could be transformed into a one or two bedroom property.

Residents also benefit from on-street permit parking.

Accommodation

Lower Ground Floor: Entrance foyer, hallway, living/dining room, kitchen, five bedrooms, shower room, bathroom. HMO Licence.

Outside Space: Enclosed south-west-facing rear garden and front-facing courtyard. On-street permit parking

Location

Situated in the heart of Edinburgh’s prestigious New Town, a UNESCO World Heritage Site, this property is in a fantastic position. Within easy reach of King George V Park, The Water of Leith, The Royal Botanic Gardens, King George V Park and Inverleith Park it enjoys access to wonderful recreational pursuits. The Drummond Tennis Club, Bannatyne’s Health Club and the refurbished Victorian swimming baths at Glenogle Swim Centre are a short walk. Discover an array of bustling bars and restaurants in Stockbridge and on Broughton Street whilst George Street and St James Quarter are within easy reach. Daily shopping needs are met by an array of independent retailers in the surrounding area from artisan bakeries, butchers, fishmongers and cheesemongers. A popular farmers market is held every Sunday in Stockbridge selling global street food, handmade crafts, and local produce. There are also a variety of convenience stores in the immediate vicinity and for larger shopping requirements a Waitrose at Comely Bank and Craigleith Retail Park which houses a Sainsbury’s and a Marks and Spencer. Some of Edinburgh’s most prestigious private schools are nearby including Fettes College and The Edinburgh Academy. The property is in walking distance of Edinburgh City Centre and it is ideally located for access to Edinburgh International Airport and The Queensferry Crossing.

EPC rating: D. Tenure: Freehold,