17 A, Dublin Street Lane South, Edinburgh, EH1 3PX





A stylish 3-bedroom mews house, fully refurbished and modernised in 2018 to a very high standard, with countless large windows creating a light environnent. The house is situated very centrally on a quiet, low traffic mews street, perfect for access to the city centre, with St. Andrew Square and the new St. James quarter only a 2-minute walk away.


John Wybar
 Associate Director


Property Details & Description

Summary of Accommodation


Accommodation – Ground floor


The secure front door opens into an entry hallway with a secondary glazed door leading to the kitchen/dining area.


Accommodation – Lower Ground Floor


Accessed via an open staircase with glass handrails, the two living rooms, separated by the exposed original stone wall feature with internal window. Also, a downstairs shower room and large integrated cupboard/storage area.


Accommodation – First Floor

Second and third bedroom, bathroom, utilities cupboard with a washing machine and tumble dryer (included in sale).


Accommodation – Second Floor

The luxurious, air conditioned en-suite master bedroom is secluded on the top floor, with a bright and light bathroom attached and sliding doors to a south and east facing balcony, washed with light.





Dublin Street Lane South is a quiet, pretty cobbled lane situated on the edge of Edinburgh’s New Town, which is both a UNESCO world heritage site and one of the city’s most affluent residential areas where the townscape is mainly of Georgian architecture. The property is within easy walking distance of the city’s business and financial districts; abundant shopping establishments, boutiques and bars; renowned Art Galleries, Museums and Tourist Attractions; Broughton Street’s artisan shops, cosmopolitan cafés and restaurants; John Lewis’ department store, and the new £1bn St James Quarter retail, leisure and residential development; St. Andrew Square which is regularly used as a venue for seasonal events; The Playhouse Theatre which offers an excellent programme of shows throughout the year and the Omni Centre which boasts a multi-screen cinema, various dining options and a Nuffield Health Leisure Centre.


 The property is within the fabulous Queen Street Gardens East zone, and therefore the property owner can acquire a key for that nearby private park, for a nominal annual fee.


In addition, Dublin Street Lane South lies a short distance from numerous recreational facilities and green open spaces including Calton Hill, Arthur’s Seat, the Royal Botanic Garden; Inverleith Park, Edinburgh’s extensive cycle network and the Water of Leith walkway.


The property boasts easy access to Waverley Station; the city’s efficient bus and tram network; Edinburgh International Airport; the City Bypass and Scotland’s central motorway network.


There is excellent state and private school provision in the area, including Fettes College and The Edinburgh Academy.


The area is well served by Tesco and Sainsbury’s supermarkets as well as the popular independent shops and local producers of Broughton Street.




Entering through the hallway, the kitchen/dining room boasts an expansive stone worktop, with contemporary fixtures. The large sliding windows allow half the window to be fully opened, giving the kitchen an alfresco dining feel. The light hardwood (bleached oak) floor and glass balustrade create a bright and clear theme. The integrated grille, oven and hob are modern Neff units. The Kitchen also has a built-in dishwasher, instant boiling water tap, and integrated speakers in the ceiling.


The downstairs living room is light and spacious and leads into a further living room/lounge separated by an exposed stone feature wall (part of the original cellar structure) with a large window and door, allowing activities in the two living spaces to remain unobtrusive of each other. Within that room there is also a full bathroom with large shower and a large storage cupboard with shelves.


The contemporary bleached oak wood stairs lead from the hall to the first floor. The two bedrooms on the first floor are commodious, and both sport large windows which add to the airy theme. The 2nd bedroom boasts a built-in wardrobe.


The first-floor bathroom benefits from a minimalist design, with a bath/shower combination, modern heated floor tiling, heated towel rail, and bright ceiling lights. Opposite the bathroom is the utilities cupboard, with a washing machine and tumble dryer as well as storage shelves for linen and towels.


On the top floor the master bedroom is to be found, light and spacious like the houses' other rooms, with high quality soft carpet and Velux windows with remote controlled blackout blinds. It also has an air-conditioning unit installed for the hot summers. The room boasts a beautiful en-suite shower room and balcony. The shower room is finished to the same high standard as the others, including a large wall mounted sink/vanity unit and a translucent window, flooding the bathroom with light. The bright and sunny south and east facing balcony overlooks the rest of the attractive cobbled lane, and altogether the room is a very pleasant living space.

The full refurbishment of the property included the addition of the basement and top floor. Due to the extensive rebuild and expansion in 2018, the house offers multiple extra features, including high quality double glazing and modern insulation, meaning the property is efficient to heat or cool, a sprinkler system, air conditioning (Master bedroom) and brand-new heating hardware and appliances. No expense was spared on appliances, fittings, carpets etc. and the overall quality of the property speaks for itself.


The furniture within the house was carefully selected to complement its modern design, and will be available for purchase separately, subject to negotiation.


Overall, the property’s spacious layout, up-to-the-minute design and central location make it ideal for a whole range of circumstances and personal requirements. The property has only been used as a vacation home for 3 months in total since completion in 2018, hence it’s in excellent condition.

17a Dublin Street Lane South, Edinburgh - Floorplan (1) (1).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 July 2021 – First Issue