2/9 Russell Gardens, Edinburgh, EH12

Property Details: - Type: Flat - Bedrooms: 2 - Bathrooms: 2

Agent: DJ Alexander - Edinburgh Sales Phone: 0131 268 9141

Situated in the sought-after Roseburn district, this well-presented two-bedroom. 72sqm, second floor apartment forms part of a modern factored development with secure entry, residents’ permit parking and attractive communal grounds. Offering bright and well-proportioned accommodation throughout, the property is ideally suited to professionals, first-time buyers or those seeking a well-connected city base.<br/><br/> The accommodation comprises a welcoming hallway with two useful storage cupboards, a spacious sitting room and a generous dining kitchen fitted with a range of wall and base units, tiled splashback, integrated appliances and ample space for a dining table. The principal bedroom benefits from a built-in wardrobe and an ensuite shower room, while the second double bedroom also features a built-in wardrobe. A bathroom fitted with a three-piece white suite completes the accommodation.<br/><br/>Further benefits include gas central heating, double glazing, a secure entry door system, residents' parking and well-maintained communal grounds.<br/><br/>Russell Gardens is situated within the highly regarded Roseburn district of Edinburgh, a sought-after residential area noted for its excellent balance of city convenience and green open space. The neighbourhood offers a wide range of local amenities including independent cafés, restaurants, speciality shops and supermarkets, with further retail and leisure facilities available nearby at Murrayfield and the West End. Recreational opportunities are extensive, with the scenic Water of Leith Walkway, Roseburn Park and Murrayfield Stadium all close at hand, while nearby cycle paths and open green spaces provide excellent outdoor pursuits. The area is well regarded for schooling, with access to a selection of respected primary and secondary schools in both the public and private sectors across the city. Russell Gardens is exceptionally well connected, benefiting from regular bus and tram services providing swift access to Edinburgh city centre, Haymarket railway station and Edinburgh Airport, together with convenient road links to the City Bypass, M8 and central Scotland motorway network.<br/><br/>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.<br/><br/>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.<br/><br/>EPC: B<br/>Council Tax: E - £2,933.73 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council<br/>Tenure: Freehold<br/>Electricity Supply: Mains supply with the consumer unit and meter located in the entrance hall cupboard.<br/>Water Supply: Scottish Water<br/>Sewerage: Scottish Water<br/>Heating: Gas fired central heating system to steel panelled radiators. The boiler is located in the kitchen.<br/>Broadband: 1800 MBPS (Potential download speed)<br/>Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage<br/>Factor: James Gibb - approx. £270 quarterly<br/>Parking: Residents’ permit parking<br/><br/>All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.<br/><br/>