1/2 Pitsligo Road, Edinburgh, EH10 4RY





A well-presented and highly sought-after three-bedroom ground floor apartment located in the South Block of 1 Pitsligo Road; a prestigious Applecross sandstone-clad modern development situated in The Grange, an affluent residential neighbourhood in Morningside.

The 2,048 square feet apartment offers a spectacular open plan living, dining and entertaining space that opens out onto an east-facing private sun terrace and garden. The well-appointed contemporary property features high-specification fixtures and fittings including brand-name kitchen appliances and bathrooms featuring Duravit sanitaryware. The gated modern development sits within beautifully landscaped grounds with views across to Blackford Hill and has private secure underground parking with designated storage.  The property lies within walking distance of bustling Morningside Road with its excellent range of local amenities.

Situated just two miles south of Edinburgh city centre, Pitsligo Road enjoys an enviable location with all the attractions of the capital city within easy reach but also plenty of leafy walks to be enjoyed at the nearby Hermitage of Braid and at The Meadows.


James Whitson
 Director of Edinburgh Residential Sales


Maria Ponte
  Senior Sales Negotiator


Property Details & Description

Accommodation Compromises:

Entrance Hall, Open Plan Living-Dining Room with Sun Terrace & Garden Access, Kitchen-Breakfast Room, Principal Bedroom with En-suite Bathroom, Bedroom 2 & En-suite Shower Room, Bedroom 3/Home Office, Family Bathroom, Utility Room, Cloakroom Cupboard, Three Further Hall Cupboards,  Double Glazing, Gas Central Heating, Adjustable Inward/Outward Open Windows, Integrated Sonos Home Entertainment, Alarm System.


Communal & Outdoor Space

Automated Entrance Gate, CCTV, Video Entry System, Entrance Hall with Sensor Controlled Lighting, Internal Lift & Staircase, Private Sun Terrace & Garden, Fully Factored South Block Residents’ Landscaped Gardens with Side Gate Access to Pitsligo Road, Two Allocated Parking Spaces with EV Charging Points in Secure Gated Underground Garage & Large Basement Storage Cupboard in the North Block.



Situated on a quiet leafy residential street in The Grange, 1/ 2 Pitsligo Road is accessed by car by way of electric gates and a private driveway that leads down to a secure underground car park with CCTV cameras. On foot, you enter the property via the South Block ground floor entrance that leads into a communal hallway that is shared with five other apartments and a penthouse. There is a lift and staircase to the higher floors as well as ground floor door access to the shared residents’ gardens.



Ground Floor:

  • Entrance Hall: On entering the apartment all the accommodation is accessed off the L-shaped entrance hall. On the right as you enter there is a utility room with a washing machine, tumble dryer and sink and a separate cupboard, there is also a separate deep cloakroom cupboard. On the left, there is a storage cupboard housing the property’s communications and high-tech Home Entertainment System whilst there are two additional storage cupboards further along the hallway.

  • Living-Dining Room: The stunning living, dining and entertaining space with its wall of floor-to-ceiling windows is the focal point of this well-proportioned apartment and is the perfect space for versatile and relaxed modern living.  With oak wood flooring, the sitting room area has an integrated gas log effect fire and a wall-mounted Samsung television whilst the dining space enjoys views across the residents’ garden. There are sliding doors from the sitting room that open directly to a private sun terrace and garden as well as sliding doors that separate this room from the kitchen.

  • Kitchen-Breakfast Room: Accessed also from the hall, the bespoke kitchen features high-specification Siemens, Samsung and Bosch integrated appliances including a microwave, double oven, dishwasher and stainless-steel sink with a waste disposal unit, large American-style fridge freezer with ice and water dispenser from Maytag and a Siemens wine fridge. The fitted designed kitchen features black marble countertops and has plenty of storage in the base and wall-mounted units.  In the centre of the room, there is a large central island featuring a Hotpoint hob with extractor hood above as well as breakfast bar counter that can accommodate two people. There is an additional dining area that sits in front of two corner windows offering lovely garden views.

  • Principal Bedroom: The generously sized and elegantly furnished double bedroom has an immaculate cream carpet and a large walk-in dressing room with ample hanging and storage space. It benefits from sliding doors that open out to a private mature and sheltered garden at the peaceful side of the development. There is also an en-suite floor-tiled bathroom with under floor heating, frosted corner window, a bath with a whirlpool jet system, a shower cubicle, sensor illuminated vanity mirror, twin wash hand basin unit with drawer storage below, heated towel rail & WC.

  • Bedroom Two: Good-sized double bedroom with integrated double set of fitted wardrobes and an en-suite bathroom with under floor heating, comprising shower cubicle, mirrored vanity cabinet, integrated wash basin with drawer storage, heated towel rail, & WC.

  • Bedroom Three: This further spacious bedroom with integrated fitted wardrobe is currently used as a home office.

  • Family Bathroom: Tiled modern bathroom with under floor heating comprises a bath and hand-held shower appliance, wash basin unit with drawer storage, mirrored vanity cabinet, display shelving, heated towel rail & WC. 

Outside Space & Communal Areas:

Entry to the enclosed property is via automated gates as well as a secure pedestrian gate from Pitsligo Road.  Externally, the property has its own private sun deck and well-planted garden as well as use of the well-maintained and extensive shared residents’ gardens comprising a large expanse of lawn, a paved seating area, attractive terraced flower beds, mature trees and evergreen shrubbery. There are visitors’ parking spaces to the side of the development whilst the property includes two allocated parking spaces with EV charging points in the underground car park that is entered by a remote-controlled gate as well as pedestrian access through the building.  Each resident also has access to a designated and secure storage area in the basement.


Pitsligo Road is situated in the sought-after residential area of Morningside, where you will find cafés, restaurants and a huge variety of independent shops. The location is well served with local amenities including a Waitrose supermarket and Marks and Spencer Food Hall, several banks, a medical centre and library.


There are plenty of entertainment options close to the property including the Dominion, a popular independent cinema, that is just a short walk from the property. Slightly further afield are The Church Hill, The Kings Theatre, The Traverse and The Lyceum theatres as well as the Edinburgh Filmhouse and the Usher Hall.


There are lots of leisure and recreational facilities in the area with the Falcon Bowling and Tennis Club on the doorstep whilst Warrender Swimming Baths and Carlton Cricket Club are within easy reach.  There are several golf courses within easy reach including Prestonfield, Craigmillar Park, Mortonhall and Braid. 


The property is situated less than two miles south of Edinburgh’s UNESCO-listed Old Town, separated by the leafy green expanse of The Meadows, where you will find tennis courts and children’s play parks. There are also some lovely scenic walking trails at the Hermitage of Braid and Blackford Hill.


The property falls into the catchment area for James Gillespie and South Morningside Primary Schools and James Gillespie and Boroughmuir High School.  Private options are available nearby at George Watson’s College and George Heriot’s School.  The area is a highly sought-after location for families, young professionals and medical staff as it is within easy access to Edinburgh University, Napier University, the Edinburgh Royal Infirmary and the city’s financial and business districts.


It also benefits from excellent proximity to the city’s efficient bus routes, Haymarket railway station, bus and tram links to Edinburgh International Airport and Edinburgh City Bypass that connects to Scotland’s motorway network.

1-2 Pitsligo Road, Edinburgh - Floorplan.jpg

General Remarks:

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.


Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.



Electric boiler central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)



EH10 4RY



Council Tax Band Category:  H






By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.



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 contract 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 mis-statement 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.


Particulars prepared February 2022 – First Issue