2 bed flat for sale

263/9 Leith Walk, Edinburgh EH6

Well-proportioned two-bedroom third floor flat in a traditional tenement on vibrant Leith Walk, offering spacious accommodation rich in period character alongside modern conveniences.

Accessed via a communal stairwell with secure entry phone system, the accommodation comprises: Hallway with useful storage cupboard; bright open-plan living room/kitchen, the kitchen is fitted with a range of wall and base units, coordinating splashback, and integrated appliances, as well as an additional storage cupboard; two double bedrooms, the larger of which features an Edinburgh Press, feature fireplace and corner bay window; and a family with a three-piece white suite and a shower over the bath which completes the accommodation.

The property further benefits from gas central heating, double glazing and on-street permit parking.

Leith Walk enjoys a prime position approximately half a mile from Princes Street, placing the city centre within easy reach. At the top of Leith Walk sits the vibrant Edinburgh St James Quarter, offering an exceptional choice of shops, restaurants, and leisure facilities, with The Playhouse Theatre and the Omni Centre also close by. Leith itself is one of Edinburgh’s most iconic and cosmopolitan districts-a thriving port area renowned for its character and strong community atmosphere. A diverse blend of modern and traditional homes adds to Leith’s unique charm and enduring appeal. This high-amenity area provides an excellent range of convenience and specialist shopping, including a Sainsbury’s on Leith Walk, a Tesco superstore on Duke Street, and an asda at Sandpiper Drive. The popular Shore area offers an impressive selection of bars, bistros, and award-winning restaurants, including Michelin-starred options. Ocean Terminal further enhances local amenities with a variety of high-street stores, eateries, a gym, a multi-screen cinema and an M&S Food Hall. Outdoor enthusiasts will appreciate the proximity to Leith Links, several public parks, and the Water of Leith Walkway, ideal for walking, cycling, and recreation. Excellent transport connections include major bus routes and the Edinburgh Tram, which now runs the full length of Leith Walk, providing rapid and convenient access to the city centre and Edinburgh International Airport.

All fitted flooring, window coverings, integrated & non-integrated appliances are included in the sale. All other contents will form part of the sale. No warranties or guarantees will be provided.

Please note some of the images have been virtually staged and are for illustrative purposes only.

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: D
Council Tax: B - £1683.03 inclusive of water and sewage* (*based on 2025/2026 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains electricity, with the main supply located in the hallway. The wiring is of modern type and is covered in PVC. Circuit breakers are installed as protection devices.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired, wall mounted boiler located within the kitchen serving radiators.
Broadband: 1000 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 Leith Walk and surrounding streets under zone N7 (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.