New Town spacious +ensuites+garden+cellar+WLAN,

Garden flat (non-smoking), over two floors with its own entrance from private front court,
both bedrooms have ensuite-bathrooms and are located to the rear, one overlooking the private garden which you reach from the other bedroom in the basement. There is an internal staircase linking the entrance level and basement level. Shared kitchen and living room, loads of storage space including an outside dry and lined cellar for bicycle storage

Available from 20.08.2025
The whole flat will be let as a PRT for long term, preferably to one tenant, a couple or a family

Very centrally located in the New Town.
5 minutes walk to the airport-tram or St. Andrews Sq. bus station; 10 minutes to Waverley train station and Princes St., Stockbridge or Canonmills.
Good schools and playground nearby.
Non-HMO (suitable for two single adults, 2 couples, or a small family)

The flat is in an "A" listed stone built Georgian building,
period features, working wooden shutters front and rear.

2 Double Bedrooms (4.5m * 4.5m) each with en-suite bathroom (one with shower, the other has a shower over a bathtub).
Large living room (6m * 4.5m) with flagged floor and carpet, open fireplace, table to seat 8 or more.
Fitted galley kitchen with AEG gas hob, Neff electric oven, fridge and dishwasher.
Separate utility room with washing machine.
Freezer is in lockable, dry-lined cellar with power supply and lighting off front area; as is
Bicycle storage (up to 3 would fit in the cellar).
Private garden at rear and private courtyard at front, both for exclusive use.
Residents eligible for keys to Queen St Gardens (there's an extra annual charge when a resident applies) .
Lots of interior storage space (ca. 12 sq m) including former wine cellar ("box room")

Gas Central Heating throughout, newly installed (efficient condensing boiler).
Electric showers in Ensuite bathrooms, Immersion water heater for bath and kitchen.
Fridge, Freezer, Dishwasher, Washing Machine.
Approximate indoors usable floor area: 96 sq. m.
Rear Yard (Garden) ca. 50 sq. m. Front Yard ca. 15 sq. m. Outdoor Cellars ca. 12 sq. m.

The bills to be paid by the Tenant are:
Council tax (Band E: ca. £2790 / annum for the whole flat; or £2093 with single person 25% discount; students are exempt)
That is ca. £280 (£210 with single person discount) in each of 10 months in which it is charged, April - January.
plus electricity and gas bills (broadband is included in rent).
EPC: C
Electricity/Gas have in recent years been ca. £200 per month in winter, less in summer, so on average ca. £100 per month for the whole flat

Deposit: 1.5 * months rental. Depends on references and household composition. £2460 for whole flat;
surcharge for pets increases the deposit to the maximum permitted deposit of 2* rent = £3280 for whole flat.
A bank guarantee may be requested in addition for unpredictable pets.

Services:
TV License *not* included.
Use of an outside cellar, included.
Basic Garden-care twice a year provided -- requires that you provide access to the rear garden.
BT Broadband included, 500 MB glass-fibre (This does not include any entertainment bundle)

External window cleaning of windows can be arranged at extra cost.

This property is *not* licenced for short-term lets
*no* Subletting permitted

Connection for Gas fire in Living-Room is in place,
Use of the chimney would incur extra costs for inspection and regular chimney sweeping by the landlord so is not permitted without special agreement.

Landlord Reg No. /LARN: 80985/230/13090