10b Royal Circus is an immaculately presented two bedroom main door garden flat located on one of the most sought after streets in Edinburgh's New Town. Accessed via its own front door entrance, the property provides spacious and flexible accommodation with two double bedrooms and a delightful bright spacious sitting room.

The private patio to the front is south-west facing, enjoying plenty of sunshine and is an ideal space to relax or entertain. The property has five cellars including one which is dry lined which offer excellent storage, and could be useful for a range of purposes. The property allows use of the tranquil private Royal Circus Gardens, subject to an annual subscription.

Upon entering the front door, a spacious hallway provides access to all rooms. The kitchen is located to the rear of the building, and enjoys two astragal windows which offer a pleasant view of the gardens and church steeple behind and fill the space with natural light. There is ample space for a dining table and chairs, and the kitchen itself offers a combination of wall and floor storage units with integrated appliances. The large bright sitting room also faces the rear of the property and is a great space to unwind. There is a living flame gas fire set in marble, with a wooden mantle, and a large four panel astragal window is the striking centrepiece of the room.

There are two generous double bedrooms with sash and case windows and working shutters. The principal bedroom enjoys an en-suite shower room. The large family bathroom benefits from a linen cupboard. An internal utility room is a great addition to the property, offering a drying area, washing machine, tumble dryer and freezer. There is a cloak cupboard and a large storage cupboard located in the hallway to complete the accommodation.

Permit parking is available on street (subject to an annual fee).

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