2 bed flat for sale

40/7 Kimmerghame Drive, Edinburgh EH4

Set within the highly sought-after Kimmerghame development in Fettes, this impressive third-floor apartment offers contemporary living in one of Edinburgh's most desirable residential locations. Extending to approximately 868 sq ft, the property combines generous proportions, stylish finishes and excellent natural light.

The heart of the home is the open-plan living and dining room, an exceptionally spacious area with floor-to-ceiling glazing floods the space with natural light, while glazed doors open onto a private balcony overlooking the well-maintained communal grounds. The modern fitted kitchen is thoughtfully designed with an excellent range of contemporary wall and base units, integrated appliances and generous worktop space. The principal bedroom is well-proportioned and benefits from fitted wardrobes together with an en-suite shower room. A second generous double bedroom also features built-in wardrobes and is served by a family bathroom fitted with a three-piece suite and shower over the bath.

Further benefits include excellent storage throughout, gas central heating, double glazing, secure video entry system, lift access and well-maintained communal gardens. Residents also enjoy the convenience of an allocated parking space.

Kimmerghame Drive forms part of the prestigious Fettes district, one of Edinburgh's most desirable residential areas. Nearby Stockbridge provides an excellent selection of independent cafés, restaurants, delicatessens and boutique shops, while Craigleith Retail Park offers a range of major retailers. Outdoor enthusiasts are spoiled for choice, with Inverleith Park, the Royal Botanic Garden Edinburgh and the Water of Leith Walkway all within easy reach. Excellent leisure facilities are available nearby, including David Lloyd Health Club and the neighbouring Fettes College sports grounds. The property is exceptionally well connected, with regular bus services providing quick access to Edinburgh city centre, Waverley Station and surrounding areas. Haymarket Station, the City Bypass, Edinburgh Airport and Scotland's motorway network are also easily accessible. The location is particularly attractive for families, with a number of highly regarded state and independent schools nearby, including Fettes College, The Edinburgh Academy, Stewart's Melville College and Mary Erskine School.

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. By submitting an offer for acceptance, you agree to this condition and are happy for dj Alexander to contact you for these purposes.

EPC: B
Council Tax: F - £3584.57 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains connection – electric meter and consumer unit located within the hallway
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Mains gas - boiler and radiators
Broadband: 5500 mbps (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: Allocated parking space in secure car park.
Factor: Spiers Gumley - approximate cost of £148 pcm.
All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.