21/3 Hanover Street, Edinburgh, EH2 2DL





A fantastic home or investment opportunity. Three double bedroom, two bathroom third floor and attic apartment within an original B listed building on one of Edinburgh’s finest shopping streets, with immediate proximity to Princes Street, the National Gallery, Princes Street Gardens and stunning castle views. The property benefits from well proportioned, light-filled rooms including a spacious sitting room/dining room with adjoining kitchen.  The entire floored attic space has plentiful natural light from a skylight, easily accessible via a staircase - an excellent additional large space for a home office or storage.

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Fraser Wardhaugh
 Sales Negotiator


Property Details & Description

Accommodation comprises:


Entrance vestibule and hall, living/dining room, kitchen, three double bedrooms two bathrooms, additional attic room.




The property is on the third floor of an original building with a well-maintained communal vestibule and carpeted stairs leading up.  Communal storage cupboard on the second floor.


Entry is on the second floor via an internal stair leading up to the welcoming hall with a pretty stained-glass skylight providing plenty of natural light, entry phone system.  Sitting room to the rear with two sash and case windows and feature fireplace with electric fire, ample dining space. Kitchen with wood effect wall and base units, contrasting worktops and tile splash backs, four ring gas hob with extractor hood, double oven, fridge/freezer, dishwasher and washer/dryer.  Double bedroom one to the front benefitting from uninterrupted views of Edinburgh Castle; fitted storage and shelving.  Double bedroom two with similar fantastic views.  Third double bedroom with rear facing cityscape views.  Shower room with shower cubicle, wash hand basin and WC. Family bathroom with bathtub and overhead shower, wash hand basin and WC. Storage cupboard. There is a large coombed, fully floored attic room which is accessed via a timber staircase from the hall.  



Hanover Street is an elegant street within the city’s bustling centre.  This area of the New Town looks very much the same as when it was built, a complete Georgian townscape, now a designated UNESCO world heritage site. Hanover Street runs between George Street and Princes Street - a simply stunning location surrounded by cultural and historic landmarks, with excellent amenities such as galleries, bars, restaurants, coffee shops and the ample green space of Princes Street Gardens


The area benefits from zoned permit parking and easy access to Edinburgh’s public transport network and Waverley rail station, with direct tram access to Edinburgh International Airport.

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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.



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 July 2021 – First Issue