16/6 (1F3) Roseneath Place, Marchmont, Edinburgh, EH9

Situated within a traditional tenement building in the popular Marchmont area of Edinburgh, this well-proportioned three bedroom first-floor flat offers versatile accommodation, ideally suited to families, professionals and investors.

There is an HMO licence in place which is valid until February 2027. The property would likely achieve between £2175 & £2250 PCM on the long-term rental market as an HMO.



The property is accessed via a welcoming hallway leading to a bright open-plan sitting room and kitchen. The kitchen is fitted with modern units, a coordinating splashback and integrated appliances, creating a practical and contemporary space for everyday living. There are three bedrooms, including a principal bedroom benefiting from an en-suite bathroom with shower over the bath. The second bedroom is complemented by a separate study area, providing an ideal space for home working or studying, while the third bedroom offers further flexibility. A family bathroom completes the accommodation.

Further benefits include gas central heating, access to a communal rear garden and on-street permit parking (Zone 8). The property is HMO compliant for three occupants, with the current licence valid until February 2027.

Roseneath Place is situated in the highly regarded residential district of Marchmont, south of Edinburgh city centre. The area offers an excellent range of local amenities, including independent cafés, restaurants, traditional pubs, convenience stores and supermarkets, with further shopping and leisure facilities available in neighbouring Bruntsfield, Newington and Morningside. The city centre also provides an extensive choice of retail outlets, cultural attractions and entertainment venues.

The area is particularly well suited to outdoor recreation, with the expansive green spaces of The Meadows and Bruntsfield Links nearby, offering opportunities for walking, jogging, cycling, picnics and outdoor sports, including tennis. Additional leisure facilities include the Royal Commonwealth Pool, which provides swimming, gym facilities and fitness classes.

There is a good choice of educational establishments in the surrounding area, including James Gillespie’s Primary School and James Gillespie’s High School, alongside other primary and secondary schools and independent schooling options. The University of Edinburgh and Edinburgh College of Art are also readily accessible.

Roseneath Place benefits from regular Lothian Buses services connecting Marchmont with Edinburgh city centre and other parts of the city. Edinburgh Waverley and Haymarket railway stations provide rail connections to destinations across Scotland and the wider UK, while Edinburgh Trams offer additional connections towards the airport and western suburbs. The City Bypass is also accessible by car, providing convenient links to the motorway network 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. 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: D - £2278.37 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply installed.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired boiler serving the central heating system via steel panelled radiators.
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 Roseneath Place and surrounding streets under zone 8 (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.