35/9 (2F2) Lauriston Street, Tollcross, Edinburgh, EH3

Situated within a traditional tenement building in the popular Tollcross area of Edinburgh, this well-presented second-floor flat offers bright and comfortable accommodation, ideally suited to a first-time buyer, professional or investor.



The property is entered via a welcoming hallway leading to a bright open-plan sitting, dining and kitchen area. The generous living space features a charming feature fireplace and provides an excellent setting for both relaxing and entertaining. The kitchen is fitted with a range of wall and base units, complemented by a tiled splashback and a selection of appliances. The double bedroom is well proportioned and benefits from a built-in cupboard, while also offering ample space for additional freestanding bedroom furniture. A shower room completes the accommodation, comprising a shower cubicle, wash hand basin and WC.

Further benefits include electric heating, access to a communal drying green and on-street permit parking (Zone 4).

Lauriston Street is ideally positioned within a popular central area of the city, offering a wide range of amenities close by. The surrounding area features a variety of cafés, restaurants, bars, convenience stores and local services, with further shopping and leisure facilities available throughout Tollcross, Bruntsfield and Edinburgh city centre. The University of Edinburgh and Edinburgh College of Art are also nearby. For recreation, residents can enjoy easy access to The Meadows and Bruntsfield Links, providing extensive green space for outdoor activities and leisure. The area is also close to a variety of cultural attractions, including theatres, cinemas, galleries and museums, with Edinburgh city centre offering an extensive choice of entertainment and leisure facilities. The area is well served by public transport, with regular bus services operating along Lauriston Place, Tollcross and surrounding streets, providing connections across Edinburgh. Haymarket Station offers national rail services, while Edinburgh's tram network provides connections to the city centre, Edinburgh Airport and other destinations. The location also provides convenient access to the city's main road network, making it well suited for travel throughout Edinburgh and beyond.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures, and appliances (both integrated and free standing) are included in the sale. Furniture may be available by separate negotiation. 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.

EPC: E
Council Tax: B - £1,772.07 inclusive 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: Electric panel heating system
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 Lauriston Street and surrounding streets under zone 4 (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.