2F1, 39 Barony Street, Edinburgh, EH3 6NX





Elegant two bedroom first floor apartment in the heart of the New Town.  The property forms part of a traditional building and has been subject to stylish upgrades throughout including a bright contemporary kitchen/dining room with garden views and tasteful interiors with a calming tonal colour palette.  Many key original features remain including ornate cornice work, cast iron fireplaces, sash and case windows with working shutters, ceiling roses and polished wood flooring.  Barony Street is adjacent to the lively hub of Broughton Street with all its bars, restaurants and independent shops as well as within easy walking distance of the newly refurbished St James Quarter.  Residents of Barony Street are eligible for membership to Queens Street Gardens East, 6.9 acres of beautiful private gardens, for a small annual fee


John Wybar
 Associate Director


Maria Ponte
 Senior Sales Negotiator


Property Details & Description


Living Room, study space, two spacious double bedrooms, bathroom, W.C, kitchen/dining room, 3 large walk-in stores.


Communal Garden:

Terraced and lawned, well stocked with shrubs, ferns, perennials and mature trees.



The property is accessed from the street into a well maintained and freshly painted communal stairwell, with the staircase leading to the property on the first floor.


Bright hallway with polished floorboards and entry phone;beautiful front-facing living room with double sash and case windows and working shutters, a cast iron open fireplace, original cornice work and a ceiling rose;study/office space.  Double bedroom, front facing views with original cast iron fireplace.  Deep, walk-in storeroom.  Further deep storeroom plumbed for a washing machine.  Family bathroom with Victorian style roll-top bath.  W.C with wall mounted sink and vanity cupboard.  Light-filled kitchen with window seat and lovely garden views to the rear of the property; well appointed with contemporary matt white wall units and grey base units with white painted floorboards;appliances include Siemens microwave oven and fridge and a Miele induction hob;recessed shelving area and ample space for dining.  Principal bedroom is rear facing with similar garden views;beautiful original features such as stripped wood working shutters, a cast iron fireplace, Edinburgh press and a deep walk-in wardrobe with several fitted rails, drawers and shelves.




Barony Street is situated in Edinburgh’s New Town, which is both a UNESCO world heritage site and one of the city’s most affluent residential areas. 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 (set to open June 2021); 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.


Residents of Barony Street are eligible for membership to Queen Street Gardens East, for registration and a small fee. This is 6.9 acres of well maintained gardens, two minutes walk from the property and there is currently no waiting list.


Barony Street 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 and various useful retail outlets on Leith Walk.

2F1, 39 Barony Street, Edinburgh.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:  D






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 September 2021–First Issue