16/8 Hughes Close, Canonmills, Edinburgh, EH7

Situated within a modern factored development in the popular Canonmills area of Edinburgh, this bright and well-presented two bedroom first floor apartment offers stylish, contemporary accommodation, suiting a range of buyers.



The property is entered via a welcoming hallway which benefits from three useful storage cupboards. The hallway leads through to an attractive open-plan sitting, dining and kitchen area, providing an ideal space for both relaxing and entertaining. The modern kitchen is fitted with a range of wall and base units, complemented by a contrasting splashback, integrated appliances and a breakfast bar. The sitting room provides access to the balcony, which can also be accessed from the second bedroom. The principal bedroom is a well-proportioned double room featuring a built-in wardrobe and an en-suite shower room. Bedroom two is also a comfortable double bedroom and benefits from a built-in wardrobe and direct access to the balcony. Completing the accommodation is a contemporary family bathroom fitted with a three-piece white suite and shower over the bath.

Further benefits include double glazing, underfloor heating and a secure entry phone system. Externally, the development enjoys well-maintained communal garden grounds and on street permit parking.

Hughes Close is situated in the popular residential district of Canonmills, conveniently located for the city centre, Broughton and Stockbridge. The area offers a range of amenities, including supermarkets, independent shops, cafés, restaurants, traditional pubs and bars. Further shopping and leisure opportunities are available at the St James Quarter and throughout Edinburgh city centre. The location benefits from a variety of recreational facilities and green spaces. The Water of Leith provides attractive riverside routes for walking and cycling, while nearby parks and the Royal Botanic Garden Edinburgh offer opportunities for outdoor recreation and relaxation. Local gyms, fitness facilities and sporting amenities are also available in the surrounding area. The area is well served by educational facilities, with a selection of primary and secondary schools, nurseries and further education establishments available throughout Edinburgh, providing options for families and students. Canonmills benefits from convenient transport links, with regular bus services connecting residents to Edinburgh city centre and surrounding districts. Edinburgh Waverley railway station provides rail services to destinations throughout Scotland and the wider UK, while tram services from the city centre connect with Edinburgh Airport and Newhaven. The area also offers access to the Edinburgh City Bypass and wider road network, making it a convenient location for commuters and those travelling throughout the capital 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: C
Council Tax: E - £2933.73 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains electricity, with the main supply located in the hall cupboard.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Communal heating system. Additional electric underfloor heating in the bathroom and ensuite
Broadband: 1800 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Factor: Redpath Bruce - £135 per month
Parking: On street permit and pay-and-display parking is available on surrounding streets (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.