Working in Leith - where to live?

[GardenGrown]

My husband has been offered a job in Leith and so we're looking to move from South East England, but we're trying to figure out what the nice parts to live in or around Edinburgh are, and areas to avoid.

Husband currently has rubbish 1+ hour car commute to work and wants to cut this down, but equally we don't want to be super central Edinburgh because we want to buy a house with a garden, rather than a flat, since we have a dog. Don't have kids yet but hope to start a family in the next few years so good schools will eventually be important.

So far we're thinking Corstorphine, Liberton or Musselburgh based on research we've done so far, but would be great to know where else is recommended for travel to Leith!

For options outside Edinburgh but within commutable distance you could look at South Queensferry, Dalmeny, Inverkeithing, Kinghorn, Aberdour (all on the train line). I work in Leith a couple of times a month, I travel in from Perth and will either get off at Haymarket and hop on the tram there (tram stop is right outside the station) or travel on to Waverley and walk down to Leith (down Leith walk) which takes about half an hour.

I have the Proclaimers on repeat in my head now

‘My haaaart was broken…’

You could consider the Strada development off Ferry Road. I have friends who live there, who love it. There is access directly onto the cycle path, that takes you to Leith in 20 minutes. Short drive as well, if there is parking at work. They live in a 4 bedroom end terrace that has a smallish garden.

Here is a link to a property that sold recently, very quickly. Not my friends, but to give you an idea of price and layout.

its within walking distance of areas like Inverleith park and the Botanics for greenery, plus Stockbridge for socialising. It’s worth a look if any of the terrace properties come up.

https://www.rightmove.co.uk/properties/87499821#/?channel=RES_BUY

I’d say Blackhall, Barnton, Davidsons Mains, maybe even Cammo or Cramond. Corstorphine has already been mentioned. If your husband commutes by car then these are all within 20 mins and if schools are important then you are in Royal high or Craigmount catchments. You can filter for catchments in the ESPC website.

Places like Murrayfield, Botanics will be out of budget. And you’ll likely want to avoid Pilton, Granton, Clermiston, Muirhouse.

Personally I'd reconsider your "house with private garden" as a definite requirement. So much of Edinburgh is made up of flats that looking for houses can be unnecessarily restrictive in terms of areas, and you often tend to pay a big premium even if the house itself is poky and the garden is just a postage stamp. You could get a nice flat in a lovely area with access to a shared garden (or even a private garden if you get lucky) and amazing parks for dog walking well within budget. Lots of Edinburgh families with children and dogs do live in flats. There are so many lovely parks, beaches and green spaces that there's usually something fairly close to your doorstep. Some of the nicest areas for young families (decent primaries, lots of green space or beach, lots of amenities in walking distance etc) in commuting distance to Leith would be Portobello/Joppa, Inverleith, Trinity, Stockbridge, Comely Bank, maybe Abbeyhill/Willowbrae. You'd get a nice flat in any of those areas well within budget.

3 bed in Stockbridge with private parking, shared garden, within walking distance of lovely Inverleith Park

3 bed house in Abbeyhill with shared front garden and right next to Holyrood Park/Arthur's Seat and the Crags for dog walks

Lovely 3 bed duplex also in Abbeyhill with terrace and parking

Small 3 bed house in Inverleith with private garden

2 bed + boxroom in Trinity with shared garden

Lovely 3 bed with shared garden in Comely Bank

3 bed with garden in Portobello near the beach

Etc etc. Good luck!

Although your budget is "somewhat" healthy for Edinburgh, depending on your expectations, hopefully you are aware of the difference when buying north of the border. Especially those with an Offers over purchase price.

e.g.
The Home Report and Overbidding
Home Report Valuation: In Scotland, houses are usually listed with a Home Report valuation. You should aim to buy a house with a valuation around £430k–£440k to allow room for bidding.

Offers Over: In desirable areas (e.g., Edinburgh, Glasgow suburbs), properties often sell for 5-10%+ over the valuation. If you offer £450k on a £420k house, you must cover the £30k difference in cash, as mortgages only cover the valuation.

In Scotland, you pay LBTT instead of Stamp Duty.

For a £450,000 purchase: The LBTT (for a primary residence) is roughly £13,350, based on a 2% rate on the portion between £145,001–£250,000 and 5% on the portion between £250,001–£325,000, and 10% between £325,001 and £750,000.

Thanks for all your recommendations and reassurance on flats, we will absolutely consider flats as an option, just our preference would be a house as this is what we currently have. But I appreciate as we're moving to a city it's a bit different to where we are and a shared garden could at least work for us!

I’d love to know how some people are claiming some of these areas as a 20min commute to Leith! Maybe in the dead of night if you don’t get stopped at any traffic lights!!