11/3 Tay Street, Polwarth, Edinburgh, EH11

A bright and generously proportioned two-bedroom first-floor flat forming part of a traditional sandstone tenement in the popular residential area of Polwarth. This property combines attractive period features with a modern, well-presented interior and an excellent layout.


The accommodation is centred around a particularly impressive open-plan kitchen/dining room, which provides a sociable heart to the home. The contemporary fitted kitchen features a range of dark cabinetry, contrasting worktops, tiled splashback and integrated appliances, with ample space for a dining table and chairs. Large windows provide excellent natural light, while the wooden-effect flooring continues through the main living areas. The property benefits from two well-proportioned double bedrooms. The principal bedroom is a generous room with traditional decorative cornicing, a large window and plenty of space for freestanding furniture. The second bedroom is also spacious and bright, with views towards mature greenery. A family bathroom completes the accommodation and features a full-size bath with shower over, WC, wash hand basin and attractive wall tiling. A useful separate storage room and additional box room provide valuable storage and flexibility, with the option to be utilised as a walk-in wardrobe.

Externally, the property benefits from on-street permit parking and a communal rear garden.

Tay Street is situated in the established and popular Polwarth area, a primarily residential district offering an appealing combination of traditional architecture, green space and convenient access to central Edinburgh. The surrounding streets are characterised by handsome sandstone tenements and mature greenery. A good range of local shops and everyday amenities are available nearby, while the neighbouring areas of Bruntsfield, Morningside, Merchiston and Fountainbridge provide an extensive selection of cafés, restaurants, bars, independent retailers and supermarkets. Fountain Park is also within easy reach, offering cinema, leisure and dining facilities. For outdoor recreation, Harrison Park and the Union Canal are close by, with the canal providing attractive walking and cycling routes. Bruntsfield Links and the wider Meadows are also readily accessible. The area is well served by public transport, with regular bus services providing access to the city centre and surrounding areas. Haymarket Station is readily accessible, making Tay Street particularly convenient for commuters, while Edinburgh's major road network and airport can also be reached relatively easily.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures, and washing machine 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: C - £2025.22 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas
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 S4 (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.