12/2 James Street

Portobello, Edinburgh, EH15 2DT

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Portobello, Edinburgh, EH15 2DT

2 Beds

Situated in the heart of the ever-popular coastal suburb of Portobello, this charming two-bedroom first-floor flat offers bright, well-proportioned accommodation and lovely views towards the sea. Just moments from the promenade and beach, the property combines traditional character with comfortable modern living in one of Edinburgh’s most sought-after seaside neighbourhoods.

The accommodation is accessed via a well-maintained communal stair and opens into a welcoming hallway providing access to all rooms. To the front of the property, the spacious lounge is a particularly attractive room, featuring generous proportions and large windows with delightful sea views, creating a bright and relaxing living space.

The dining kitchen is positioned to the rear and offers ample room for both cooking and dining. With a practical layout and adjacent pantry for additional storage, it provides an ideal space for everyday living and entertaining.

There are two well-sized double bedrooms. Bedroom one, located to the front of the property, enjoys the same lovely sea views as the lounge, making it a peaceful and light-filled retreat. Bedroom two is quietly positioned to the rear and offers excellent proportions along with flexibility for use as a guest room, home office or additional bedroom.

A modern bathroom, accessed from the hallway, completes the internal accommodation.

Externally, residents benefit from access to a communal garden to the rear of the building, providing a pleasant outdoor space to relax during the warmer months.

With its desirable coastal setting, sea views and well-balanced accommodation, this attractive flat will appeal to a wide range of buyers including first-time purchasers, professionals and those seeking a seaside home within easy reach of the city centre.

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Summary of Accommodation

Entrance Hallway, Lounge, Dining Kitchen with Pantry, Bedroom One, Bedroom Two, Family Bathroom.

External:
Communal Garden, On-Street Parking

General Remarks & Information

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:

By appointment through Rettie Edinburgh. 11 Wemyss Place, Edinburgh, EH3 6DH. Email: edinburghsales@rettie.co.uk Tel: 0131 220 4160

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Postcode:

EH15 2DT

This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Rettie, their clients and any joint agents give notice that:

  1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
  2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
  3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
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. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. Rettie use electronic verification, if this is not possible original documents are acceptable.
  1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
  2. The Purchaser(s) shall be deemed to acknowledge that they have not entered into contract in reliance on the said statements, that they are satisfied themselves as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
  3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Location

James Street is ideally situated in the heart of the vibrant seaside suburb of Portobello, one of the most sought-after residential areas in Edinburgh. Known for its relaxed coastal atmosphere and strong community spirit, Portobello offers the perfect balance of seaside living with convenient access to the city centre.

The property is just a short stroll from the beautiful Portobello Beach, a wide stretch of sandy shoreline that runs for almost two miles along the Firth of Forth. The promenade is a favourite spot for walking, cycling and enjoying the sea air, while also offering a variety of popular cafés, bars and restaurants with views across the water.

Portobello’s bustling high street provides an excellent range of local amenities including independent shops, artisan bakeries, cafés and everyday convenience stores. The area also benefits from a number of well-known leisure and cultural attractions such as the historic Portobello Swim Centre, a much-loved Victorian swimming pool and fitness facility, and the iconic Portobello Town Hall which hosts a range of community events and activities.

For outdoor enthusiasts, nearby Holyrood Park and Arthur's Seat provide some of the capital’s most spectacular green spaces, offering excellent walking, cycling and panoramic views across the city and coastline.

Excellent transport links make commuting straightforward, with frequent bus services connecting Portobello to Edinburgh City Centre in around 15 minutes. The nearby A1 road provides quick access to the Edinburgh City Bypass and the wider motorway network, while Brunstane railway station is also within easy reach, offering rail connections to the city centre and beyond.

With its superb coastal setting, thriving local scene and excellent connectivity, Portobello remains one of Edinburgh’s most desirable neighbourhoods in which to live.

Contact us

    Alex Vine

    Valuer

    0131 322 2657

    alex.vine@rettie.co.uk

    Brodie Ballantine

    Senior Sales Negotiator/Valuer

    0131 624 4082

    brodie.ballantine@rettie.co.uk