The list price of £450,000 for a 2-bedroom, 1109 sqft flat in Merchiston seems reasonable, considering the location and apparent condition. However, without precise price per sqft data for comparable properties in the immediate vicinity, a definitive assessment of value is difficult. The available data on nearby street average prices suggests that the price is within the range for the area, but may not be exceptionally good value.

The property appears well-maintained from the photos provided. The interior shows a generally good standard of finish, although some aspects might benefit from modernisation. The kitchen and bathrooms seem functional but not particularly modern. The overall condition is above average for a property of this age and type, but not at the top end of the market.

Merchiston is a highly desirable area of Edinburgh known for its excellent schools, proximity to the city centre, and leafy residential streets. The property’s location within walking distance of amenities and transport links adds to its appeal. While specific school catchment information isn’t provided, the proximity to Merchiston Castle School is a positive factor for families.

The property has a small garden area, which is a positive feature but not extensive. The lack of plot size data suggests it is relatively limited in size compared to other properties in the area. This is typical for flats in this type of development.