Are these the best one bedroom flats currently available in Edinburgh?

Picture: Simpson and Marwick
Picture: Simpson and Marwick
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A grand home with limited sleeping accommodation has advantages, discovers Kirsty McLuckie

It is convenient to have a spare bedroom for guests, but if can put all your property purchasing budget into a one-bedroomed place, you can get a lot more sociable space for you money.

The Ravelston flat, Simpson and Marwick

The Ravelston flat, Simpson and Marwick

Gill Miller of Simpson & Marwick says that upmarket properties with a single bedroom may not attract the family market but they are still sought after in the city.

“A really spectacular place will attract everyone from downsizers to those wanting a city bolthole, and young professionals with no children, or just no children yet.

“It depends on your lifestyle, but some buyers see having only one bedroom as an advantage, particularly in the city. Not being able to offer guests an overnight stay is the perfect excuse to entertain, but keep your home to yourself.”

Home search agent, Louise Ferguson, agrees.

The Royal terrace flat

The Royal terrace flat

“I’m sometimes given a ticklist which specifies a one-bedroomed property only, but one which has excellent entertaining space.

“If a client is wanting a city pied-a-terre, particularly one in which to host corporate guests, then extensive bedroom accommodation is not something they want to be paying extra for.”

The most impressive, she says, are often conversions of period properties.

“Georgian or Victorian townhouses which have been split to have a private apartment on each floor often throw up amazing one-bedroomed homes.

The Bellvue flat

The Bellvue flat

“The large first floor drawing rooms take up most of the floor space, but if you can fit in a kitchen, bathroom and modest bedroom at the back, you have one huge formal entertaining space, which suits those who live alone but like to entertain in style.”

Modern developers don’t often design such spectacular one-bedroomed properties, but Miller points to 14/7 Ravelston Terrace in Edinburgh which is in an impressive contemporary glass property, converted from an office block within the last decade.

The apartment may only have one bedroom, but its open-plan living space is vast, with both an east and west-facing balcony off.

The building has lifts and underground parking.

Miller says: “It is a superb example of perfect urban living for someone who doesn’t want to have to maintain a property, if they only spend part of the year in it, for example. You could lock up and leave and not worry about it.

“The outside space has lovely views and the current owners have really made the most of it.”

No 38/3 Royal Terrace is a second floor flat in a Playfair-designed New Town townhouse. The one-bedroomed capital apartment has access to Regent Terrace and Royal Terrace Gardens and as well as good living space inside, has a spectacular tiled entrance hall and stairway to impress any guest.

No 11/9 Bellevue Road in Edinburgh is a top floor traditional tenement flat with more space than you would expect.

As well as a dining kitchen with separate utility room, there is a double bedroom, sitting room and a box room, which although it has no window, could double up as an office or an occasional guest room – if you were inclined to generosity and proffered an invitation.

Where is it: 14/7 Ravelston Terrace, Ravelston, Edinburgh.

What is it: Contemporary one-bedroomed apartment with lift, two balconies, views and parking. The bedroom is ensuite and has a walk-in dressing room plus there is plenty of storage space.

Good points: Chic urban living in a central location. The main open-plan dining, kitchen and sitting room has views over the city and floods the interior with light. The building has a concierge and the balconies are off the living space and the bedroom.

Bad points: There is a west-facing architect-designed garden, but it is shared.

Price: Offers over £379,000.

Contact: Simpson & Marwick on 0131 525 8600.

Where is it: 38/3 Royal Terrace, New Town, Edinburgh.

What is it: A one-bedroomed apartment in a Playfair New Town townhouse.

Good points: Professionally converted by AMA, the second floor apartment is in an impressive building in a very desireable location, with a beautiful formal entrance hall.

Bad points: The rooms aren’t huge but the views are spectacular.

Price: Offers over £280,000.

Contact: Russel & Aitken on 0131 202 0600.

Where is it: 11/9 Bellevue Road, Bellevue, Edinburgh.

What is it: A top floor flat in a traditional Victorian tenement.

Good points: Lovely views out towards Calton Hill. Box room which could serve as a good-sized study.

Bad points: If you are hoping to avoid overnight guests, you will need to hide the box room, which could fit a sofabed.

Price: Offers over £250,000.

Contact: Simpson & Marwick on 0131 525 8600.

14/7 Ravelston Terrace has two balconies.

The living space is open plan.

The exterior of the curved glazed building.

The bedroom has an ensuite and dressing room.

Not being able to offer guests an overnight stay is the perfect excuse to entertain, but keep your home to yourself