74/1 Orchard Brae Avenue, Edinburgh, EH4 2GA

FIXED PRICE £350,000, HOME REPORT VALUE £375,000

Situated within a well-maintained factored development in the sought-after Orchard Brae area, this spacious ground floor flat offers comfortable, well-proportioned accommodation with the added benefit of a private allocated parking space and attractive communal grounds.

The property is entered via a welcoming hallway with a useful storage cupboard, leading to a bright and generous sitting/dining room featuring an attractive bay window that floods the space with natural light. The kitchen is fitted with a range of wall and base units, complemented by a tiled splashback and integrated appliances, while an additional storage cupboard provides excellent everyday practicality. The principal bedroom enjoys the convenience of a built-in mirrored wardrobe and a contemporary en-suite shower room. There are two further well-proportioned bedrooms, one of which includes a storage cupboard, offering flexible accommodation for family living, guests or home working. A modern bathroom, fitted with a shower over the bath, completes the internal accommodation.

Further benefits include double glazing, gas central heating, a private allocated parking space and access to beautifully maintained communal grounds.

Orchard Brae Avenue enjoys a highly desirable position within Edinburgh’s popular Orchard Brae area, combining a peaceful residential setting with excellent access to the city centre and a wide range of local amenities. The area is particularly favoured by professionals and families due to its strong transport links, green spaces and highly regarded schooling. Everyday shopping needs are well served by nearby supermarkets and convenience stores, while Craigleith Retail Park offers a broad selection of national retailers and leisure facilities. The nearby districts of Stockbridge and Comely Bank provide an excellent choice of cafés, restaurants, bars, boutiques and artisan food shops, contributing to the area’s vibrant community atmosphere. Recreational opportunities are plentiful, with Inverleith Park offering extensive open space, sports facilities and attractive views across the city. The Royal Botanic Garden Edinburgh and the Water of Leith walkway provide further outdoor leisure opportunities, with scenic walking and cycling routes connecting to surrounding districts including Dean Village and the city centre. The area is well regarded for schooling, with respected local state schools including Flora Stevenson Primary School and Broughton High School, alongside a number of prestigious independent schools such as Fettes College, Edinburgh Academy and St George’s School for Girls. Excellent transport links provide easy access throughout Edinburgh and beyond. Regular bus services operate along Queensferry Road, while nearby Haymarket railway station offers extensive rail connections across Scotland and the UK. The City Bypass, Queensferry Crossing and Edinburgh Airport are also readily accessible by road.

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: F - £3,584.57 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council Tenure: Freehold Electricity Supply: Mains electricity supply, with the consumer unit located in the kitchen cupboard. Water Supply: Scottish Water Sewerage: Scottish Water Heating: Gas central heating system, with a condensing boiler located in the kitchen. Heating is provided by radiators throughout the property, which are fitted with individual thermostatic valves. Broadband: 5500 MBPS (Potential download speed) Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage Factor: Myreside Management Limited - £100 per month Parking: Allocated parking space

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.