18b Rothesay Terrace, Edinburgh





An immaculate and well-presented two-bedroom apartment that forms the lower ground floor of a handsome sandstone Victorian terrace in the city’s sought-after West End. Sitting on a beautiful B-listed crescent facing a private garden, the well-appointed property offers a wonderful light-filled sitting room, two spacious bedrooms and bathrooms arranged over one floor.

Accessed from a private front door entrance on the lower ground floor, the property benefits from a designated parking space in the resident’s car park to the rear of the property. The property will appeal to a variety of buyers including professional couples, those looking for a prime city centre pied-a-terre or as a buy-to-let investment. There are plenty of local amenities nearby and the property also lies just a short walk from many of the city’s famous historical and cultural attractions, commercial thoroughfares and the financial district.


Maria Ponte
 Senior Sales Negotiator


James Whitson
 Director of Edinburgh Residential Sales


Property Details & Description

Summary of accommodation:


Lower Ground Floor

Entrance Hall, Inner Dining Hall, Sitting Room, Principal Bedroom with En-suite Dressing Room & Shower Room, Second Double Bedroom, Family Bathroom, Kitchen with Breakfast Counter, Two Hall Storage Cupboards, Back Door Direct Access to Residents’ Car Park at Rear

Outdoor Space

Private Inner Courtyard with Small Seating Area & One Under Pavement Cellar at the Front of the Property, Shared Residents’ Patio Area at Rear, One Designated Car Parking Space in the Private Car Park at Rear, Membership Access to Rothesay Terrace Gardens



Entrance: The property is accessed from the wide pavement on Rothesay Terrace and through a decorative cast iron gate that opens to a flight of stone steps that lead down to the private courtyard and the front door of the property.  There is an additional entrance via the grand entrance hall on the ground floor of the building from where a tartan-carpeted staircase leads from the hall to the back door of the property and the car park.


Entrance Dining-Hall:  The slate-tiled entrance hall runs the length of the property and accesses all the accommodation. The hall has a good-sized dining recess adjacent to the kitchen with room for a large dining table and chairs. The hall also features two large walk-in storage cupboards. One houses the boiler and the tumble dryer whilst the other is a deep cloakroom cupboard.

Kitchen: The well-equipped modern fitted kitchen features several integrated appliances including an electric oven and hob, microwave, full-length fridge/freezer, dishwasher, washing machine and stainless-steel sink. There is also an integrated breakfast bar that can accommodate two bar stools. There is plenty of preparation space on the black granite worktops and ample storage in the base and upper units and pantry cupboard.


Sitting Room: This bright and elegantly furnished sitting room has a magnificent original fireplace with decorative white mantel that houses a gas fire.  There are two Edinburgh Press on either side of the fireplace with shelving above and an enclosed cupboard below. The high-ceiling room with wood flooring enjoys plenty of natural light from the two large windows overlooking the front inner courtyard.

Principal Bedroom: This well-appointed en-suite double room features a large bespoke mirror-fronted wardrobe offering a good mix of hanging, drawer and shelving storage. The carpeted bedroom has a window facing the front courtyard and an- en-suite dressing room with a further integrated mirror-fronted wardrobe. There leads to an en-suite bathroom with a shower cubicle, wash basin, towel rail & WC.


Bedroom Two: Flooded with natural light from a wonderful bay window at the tranquil rear of the property, the generously sized bedroom features a large bespoke mirror-fronted wardrobe that offers mixed-use storage.


Family Bathroom: The partially tiled and partially wallpapered family bathroom has a bathtub, integrated wash basin unit with cupboard below, heated towel rail & WC


Front Courtyard: There is a small seating area in the courtyard at the front of the property that benefits from morning sunshine. It also has a large under-pavement cellar.


Patio & Car Park: From the rear of the hall there is a back door that accesses the communal paved patio that enjoys late afternoon sun. This sits next to the private car park, accessed via Rothesay Mews, that has one designated parking space for the property.


Situated on a beautiful Victorian crescent in the city’s West End, Rothesay Terrace is one of the most desirable residential addresses in the UNESCO World Heritage-listed capital.


The West End offers plenty of local amenities with an eclectic mix of independent businesses tucked away on Willian Street, a charming, cobbled lane, and along Queensferry Street. It is just a short walk to the city’s business and financial district as well as the main retail and entertainment thoroughfares of George and Princes Street.


There are many world-class art galleries, museums and historic attractions within easy reach and the National Gallery of Modern Art is on the doorstep of the property.  The scenic Water of Leith Walkway is also easily accessible and connects to cosmopolitan Stockbridge, renowned for its vibrant village atmosphere, weekly market, independent food shops and cafes.


The area is well served with supermarkets including a Sainsbury’s Local on Shandwick Place and a Marks & Spencer Food Hall at nearby Haymarket whilst there is a Waitrose at Comely Bank and a Sainsbury’s Superstore within Craigleith Retail Park, a short drive away.

There are plenty of leisure and recreational facilities in the locality including the members only Drumsheugh Victorian Baths, the Grange Cricket & Tennis Club and Edinburgh Sports Club. The property has membership access to Rothesay Terrace gardens, for which residents can gain access on payment of a small annual fee, to the front of the property.

The property sits within the catchment area for the highly regarded Flora Stevenson’s Primary School and Broughton High School in Comely Bank while private schooling is available locally at Fettes College, The Edinburgh Academy, Erskine Stewarts’ Melville School (ESMS) and St George’s School for Girls.

Travel links are close by at Haymarket Railway Station which runs regular train services to both major cities in Scotland and England. There are bus and tram links from Haymarket to the city centre in one direction and Edinburgh International Airport to the other. The property lies in easy reach of the City Bypass that links into Central Scotland’s motorway network, the A1 to East Lothian and the Queensferry Crossing to Fife and beyond.

18B Rothesay Terrace, 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: F





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 April 2022 – First Issue