12a Bruntsfield Crescent, Edinburgh, EH10 4EZ
Lying on a sweeping terrace overlooking Bruntsfield Links, this three-bedroom garden apartment set within a handsome Category A-listed baronial villa presents a rare opportunity to purchase a quiet and central property with private garden and parking. Boasting an exceptionally generous and flexible layout, a tasteful décor, and sleek contemporary finishes, the property is further enhanced by a stunning light-filled extension, opening onto a beautifully maintained and large walled south-west-facing private garden. The property further benefits from a private off street parking space with an electric car charger. Perfectly positioned less than a mile south of Edinburgh’s city centre, falling into the catchment area of Bruntsfield Primary and Boroughmuir High School and outstanding local amenities and bus routes just moments away, this home offers buyers an unparalleled lifestyle.
3 BEDROOMS
2 PUBLIC ROOMS
2 BATH/SHOWER
1,759 SQFT
163 SQM
Property Details & Description
Accommodation
GROUND FLOOR
Entrance vestibule, entrance hallway, inner hallway with cupboard, store, open plan living/dining room/kitchen, garden room, three bedrooms (one with en-suite), office with utility cupboard, bathroom.
OUTSIDE SPACE
Beautifully presented walled south-west-facing rear garden combining a lush lawn with paving, established hedging, and borders. A greenhouse, summer house, and shed add to its appeal.
Private Off-street Parking Space and EV charging point access.
Location
Bruntsfield Crescent enjoys a highly desirable location in picturesque and leafy Bruntsfield, moments from the green expanse of Bruntsfield Links and the Meadows, and less than a mile from Edinburgh’s city centre.
Such an excellent location means there are a wide variety of recreational and leisure opportunities to enjoy.
Less than a ten-minute walk away lies the newly refurbished Victorian-era Warrender Swim Centre complete with a sauna and gym. Pitch and putt, picnics, tranquil walk and cycle paths are all available at Bruntsfield Links whilst the Meadows houses sixteen quality outdoor tennis courts, as well as extensive open parkland. Fountain Park, within easy reach, has a Nuffield Health Fitness and Wellbeing Gym, and Prestonfield Golf Club is less than a ten-minute drive. The Royal Commonwealth Pool is a twenty-minute walk.
Cultural attractions to enjoy nearby include The Royal Lyceum, King’s Theatre (due to re-open in Spring 2026), and Usher Hall along with the Dominion Cinema and Church Hill Theatre.
A high amenity area, daily shopping needs are well met by a Margiotta and Sainsbury’s Local. Bruntsfield Place and Morningside Road both in walking distance feature independent and artisan retailers including florists, cafés, delicatessens, cheesemongers, bakeries, and more. Popular restaurants and bars in the vicinity include Montpelier’s, The Golf Tavern, and Black Ivy.
Bruntsfield Crescent falls into the catchment area of the highly regarded Bruntsfield Primary School and Boroughmuir High School; with renowned private options including George Watson’s College and Merchiston Castle School. Edinburgh Universities are all easily accessible.
The property is a leisurely twenty-five-minute stroll from Princes Street and regular bus services take you swiftly into the city centre and beyond. It is ideally positioned for the City Bypass that links to the Central Scotland motorway network and Edinburgh International Airport.
Floorplan
General Remarks & Information
Viewings
Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.
Satellite Navigation
The property’s postcode is EH10 4EZ
Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. Please note that the stove in the garden room has been de-commissioned.
Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.
Services
Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Local Authority
Edinburgh Council
EPC Rating
C
Council Tax
F
Tenure
Freehold
Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.
Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 11 Wemyss Place, Edinburgh, Midlothian, EH3 6DH
Servitude Rights, Burdens & Wayleaves
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.
Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.
The photographs in this brochure date from February 2025
Websites and Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.
Proof and Source of Funds/Anti Money Laundering
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. This is acceptable either as original or certified documents.
Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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 he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.
Important Notice
Rettie & Co, 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. Any areas, measurements or distances are approximate. 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 misstatement 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. 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.
Location
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