13a Lynedoch Place, Edinburgh, EH3 7PY





Stylishly presented and beautifully decorated, this charming three-bedroomed garden flat forms the lower level of a handsome Georgian townhouse in the heart of the city’s fashionable West End.

The current owners have recently upgraded and redecorated the property creating a well-presented house with an attractive mix of period charm and contemporary style featuring design-led fixtures and fittings as well as Farrow & Ball paint and wallpaper.

Alongside the original sash windows and traditional cast iron radiators, there are luxury modern bathrooms and a stylish Shaker-style fitted kitchen.

One of the property highlights is the recently landscaped southwest-facing enclosed garden offering a choice of al fresco seating and dining areas.

Located at the end of a peaceful cul-de-sac, the property enjoys a prime city centre location within walking distance of all the UNESCO-listed capital’s cosmopolitan delights, cultural attractions, and the financial district. Situated beside the magnificent Dean Bridge, the property is also within easy reach of the charming neighbourhood of Stockbridge, the Water of Leith Walkway and Inverleith Park.


John Wybar
 Associate Director


Max Mills
  Director of Residential Sales


Property Details & Description

Summary of Accommodation:


Garden Flat

Entrance Vestibule, Hall, Principal Bedroom & En-suite Shower Room, Double Bedroom 2, Home Office/Double Bedroom 3, Family Bathroom, Sitting-Dining Room, Kitchen, Under Stair Cloakroom & Storage Cupboard, Utility Cupboard

Double Glazing, DSM Smoke Alarm, Hive-controlled Gas Central Heating, Traditional Pillar Radiators


Outdoor Door

Three-tiered Southwest-facing Garden to the Rear of the Property with Paved Patio, Sun Terrace, Lawn & Floral Borders, Back Gate Access to Lynedoch Place Lane


Residents’ Permit and Pay & Display Metered Parking is available on Lynedoch Place




13a Lynedoch Place sits at the end of a quiet cul-de-sac with entry via a stone path that leads through the well-maintained front garden to the property’s decorative cast-iron private entrance gate that leads down to the internal patio courtyard and the front door of the house.  


  • Entrance Vestibule & Hall: The traditional Georgian main front door opens into an entrance vestibule with stylish geometric tiled floor. An inner glass-panelled door opens into the spacious entrance hallway that is floored with cream Travertine tiles.

  • Sitting-Dining Room: With entry off the hall, this attractive room has a striking original fireplace as a feature focal point, hardwood flooring and a built-in bookcase along one wall. A delightful dining area sits in front of the sash window and there is a door to the kitchen.

  • Kitchen: The Neptune Shaker-style kitchen is both stylish and functional. The well-equipped kitchen includes many integrated high-specification appliances including a NEFF oven, microwave/oven, double Belfast sink, induction hob, Fisher & Paykel drawer dishwasher, fridge freezer, wine fridge and combi boiler. With Farrow & Ball olive paintwork, the fitted kitchen features marble counter tops, Travertine tiled floor, hand-crafted hardwood base and upper storage units and a mounted glass-fronted display cabinet. In addition to the skylight, there is a window facing the patio and a back door leading directly into the garden,

  • Principal Bedroom: Tastefully decorated featuring charming Farrow & Ball wallpaper, the attractive room has a large sash window with working shutters that overlooks the inner courtyard at the front of the house. There is a modern en-suite bathroom comprising a large walk-in rain shower with separate handheld shower appliance, Porcelanosa tiling, integrated wash basin unit with cupboard below, heated towel rail and WC.

  • Bedroom 2: This bright and beautiful room enjoys plenty of natural light from a large sash window with working shutters and has lovely tranquil outlook to the garden.

  • Bathroom: Good-sized bathroom with heritage-style comprising a tongue and grooved side-panelled bath with overhead shower, white-brick splash back, Travertine tiled floor, wash basin & WC.

  • Bedroom 3/Home Office: This versatile rectangular-shaped room is currently used as both a home office with a desk positioned by the window that overlooks the front courtyard and as a guest bedroom. It has a useful built-in storage cabinet with wood-louvred front.

  • Storage: Accessed from the hall is a utility and laundry room with space for a washing machine, dish washer and freezer and there shelving for linen.  There is also an additional deep storage cupboard that incorporates the former stone staircase that once led to the floor above that is used as a cloakroom and storage area.

  • Inner Front Courtyard: There are two fully lined cellars in the front courtyard, both with electrical points.

  • Garden: The delightful three-tiered stone wall-enclosed garden to the rear of the property has been recently created landscaped by Stephen Ogilvie.  It has been beautifully designed and landscaped with leafy shrubbery, herbs, ornamental hedges, lavender bushes and as electrical power points for lights. Outside the kitchen there is a stone paved patio with a wall-mounted electrical heater that is a real sun trap. From here stone stairs lead up to the sun terrace on the second tier that is the perfect spot for al fresco dining. The final tier is laid to lawn with a pebble path that leads to the back gate that accesses Lynedoch Place Lane. 


Sitting next to the magnificent Dean Bridge that spans the Water of Leith, 13a Lynedoch Place sits at the end of the quiet cul-de-sac on the western edge of the Edinburgh’s New Town, a UNESCO World Heritage Site.

The property lies just a short walk to the main shopping thoroughfares of Princes Street and George Street as well as all the capital city’s key historic sites, cultural and entertainment attractions as well as world-class museums.

It is well placed for local amenities with a wide choice of restaurants, shops and convenience stores on Queensferry Street whilst there is a Sainsbury’s Local on Shandwick Place in the West End. In addition, there is a Waitrose in nearby Comely Bank and a Marks & Spencer and Sainsbury’s superstore in the Craigleith Retail Park, a short drive away.

The Water of Leith Walkway, a scenic riverside walkway and cycle path, is easily accessible and from there you can walk to the Modern Art Gallery and Murrayfield Rugby Stadium in one direction and to popular Stockbridge in the other. Stockbridge is renowned for its vibrant village atmosphere, weekly market, independent shops, restaurants and cafes. It borders Inverleith Park, a large public park with a boating pond, community tennis courts and a children’s play park, and The Royal Botanic Gardens.

There are plenty of recreational and leisure facilities in the locality with Drumsheugh Baths, a historic Victorian swimming pool, on the doorstep whilst the Edinburgh Sports Club and The Grange Cricket & Tennis Club are close by.

The property sits in the catchment area for the highly regarded Flora Stevenson’s Primary School and Broughton High School and there are plenty of private schooling options available locally including Fettes College, The Edinburgh Academy, Erskine Stewarts’ Melville Schools (ESMS) and St George’s School for Girls.

The property is well positioned for transport links with tram and bus links from the West End to Edinburgh International Airport while Haymarket Station that offers regular services within Scotland and to England is within walking distance.  

13a Lynedoch Place 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.



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






Council Tax Band Category:  TBC






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 March 2022  –  First Issue