2 Kaimes Road, Corstorphine, Edinburgh, EH12 6JS













This is a wonderful property in an elevated position on the edge of Corstorphine, with views to the south and beyond to the Pentland Hills. Built in 1904, the detached half-timbered Edwardian house has all the bones, proportions and original features of a wonderful family home. With a southerly aspect and expansive tiered garden also south facing, the house oozes character and warmth. From the outside with its black and white appearance and red tiled roof, it is warm and attractive externally as well as internally.


Inside, the house is incredibly light, perfectly laid out with reception rooms off a square hall, five bedrooms on the first floor and a fantastic bedroom on the top floor with double aspect views. The house may require some modernisation but is a jewel. Kaimes Road lies just off Corstorphine Road however the property enjoys peace and relative seclusion. Corstorphine itself has many shops and cafes as does Roseburn nearby. It is in an excellent situation for the main road arteries out of Edinburgh as well as the bus routes into the city centre.

Laura Mathieson 

 Senior Sales Negotiator


Property Details & Description



Ground Floor:

Porch, Hall, Drawing Room, Living Room, Study/Dining Room, Breakfast Room, Kitchen, Utility, Cloakroom and Bathroom


First Floor:

Four Double Bedrooms, Single Room (Maid’s Room) Family Bathroom, Family Shower Room, En Suite Bathroom to Principal Bedroom


Second Floor:

Double Bedroom/Office, Eaves Storage


Outside Space:

Two Separate Patios/Decked Terrace, Extensive South Facing Garden, Tiered Lawn with Mature Trees and Borders, Double Garage




Ground Floor

There are two entrances from the road to this wonderful property.  A black wrought iron gate with a pathway leads to the front door and porch. The second gate lies slightly further up and allows entry to the back of the house. The porch with its curved exterior and abundance of glass and windows to the south and west make this entrance hugely bright and welcoming. It has a conservatory like feel as the glass surrounds the white harled exterior wall to the house. There is ample space for shoes and coats and this tiled porch leads to the front door.

A glass panelled front door opens into the hall which is a traditional square shape with pine floors and rooms leading off. The reception rooms are perfect for living and entertaining.


Drawing Room

This stunning reception room has a four panelled glass bay window and stunning south facing views not only to the garden but also to the Pentlands beyond. There is an ornate wooden fireplace with a gas fire and marble hearth and to the west another characterful triple bay smaller inset window. Light therefore is abundant and with the wooden floors, the room has great warmth.

The natural flow of the reception rooms is another great asset to this property. The drawing room leads to the study/dining room

Study/Dining Room

Currently used as a study but could easily be a dining room. Again, it has stunning views to the south, stripped solid pine flooring and patio doors leading to a south facing terrace with great dining opportunities. There are also two original alcoves with uplighters adding character.

Breakfast Room

From the study, a small passage leads to the breakfast room (understair storage). As with most Edwardian houses, this was an important aspect of any home. It is again a room of great proportion and has two large windows to the back of the house. From here there is a door to the hall as well as a door to the kitchen. There is also a storage cupboard with shelves for storage. Back staircase to maid’s room.


The contemporary kitchen which has a back door leading outside to the rear is adjacent to the breakfast room. It has wooden units with black worktops. There are plenty of drawers and cupboards both wall mounted and beneath. One and a half stainless steel sink and draining board beneath window. There is a double oven, five ring Siemens cooker with extractor hood and a tiled backsplash. There is also a tiled floor. The kitchen leads through to the utility room which houses a second sink and draining board as well as units complementing those in the kitchen plus washing machine, dryer, fridge and freezer. There is a small window to the east.

Living Room

From the hallway and immediately to the left on entry is another great reception room with perfect proportions and a quadruple pained bay window overlooking the garden and facing west. There is a traditional green tiled fireplace with a gas fire. Beautiful decorative cornicing on the ceiling. As with the other reception rooms, this room is wallpapered.

Cloakroom and downstairs bathroom

There is a very spacious cloakroom off the main hall. It has a tiled floor and a large window. Integrated basin in traditional vanity unit. Cupboard for coats. This opens into a very light bath and shower room with two windows. Tiling on the floor and around the bath.

First Floor

An attractive and imposing traditional pine staircase leads upstairs. On the half landing is an enormous window currently opaque but bringing even more light into this already upliftingly light property.

First Floor Hall

Much like the ground floor, the four excellent and spacious double bedrooms lead off from the hall.

Principal Bedroom with ensuite bathroom

This beautiful bedroom is above the drawing room and therefore has all the elements and proportions of that room with an even better view. The triple window looks straight out to the Pentlands. The stripped pine floor gives this room a clean look and feel. It has a super en suite bathroom with a large walk in shower with both fixed drench shower as well as hand held appliance. There are chrome fittings as well as white sanitary ware. Integrated his and hers basins into an attractive black granite surface which runs the length of the room and with useful cupboards beneath. Underfloor heating.

Bedroom Two

This is a spacious double bedroom facing due south. Again, wooden floors give it a clean feel. There are two windows and a slightly coombed ceiling which adds character

Bedroom Three

Double bedroom three has three characterful windows to the west, a similarly coombed ceiling and pine floor

Bedroom Four

Another excellently proportioned double bedroom to the rear of the house. It links to the maid’s room where there is access via a maid’s staircase to the breakfast room below. There is a corner wardrobe and again, light wooden flooring

Maid’s room

This is a south facing single room connecting with Bedroom 4 and accessible via its own stair.

Family Bathroom

Spacious bathroom with large traditional bath and marble surround.

Chrome heated towel rail and tiled walls.

Family Shower Room

Blue tiled floor and the same large and contemporary shower unit as en suite. Flexible fixed head or hand held adjustable shower appliance.

Two semi glazed large windows. Contemporary, large counter top, hand basin with lit mirror. Chrome heated towel rail, underfloor heating.

LED lighting, Linen Cupboard. Good sized linen cupboard with shelving.


2nd Floor

A curved staircase with an attractive runner and the same characterful wooden decorative balustrade leads to the second floor. There is a half landing with a three traditional Edwardian windows facing east. The whole floor is dedicated to the enormous double bedroom with light flooding in from an attractive round cupola as well as characterful Edwardian windows to the south and north. There is a modestly coombed ceiling as well as neutral carpeting and a bank of bespoke fitted furniture. There is also a huge amount of storage space in the two eaves.


Outside Space

The gardens are a major highlight of this property: south facing extensive gardens elevated, tiered and looking towards the Pentlands. Large expanse of lawn and mature borders and trees give the garden a real feeling of seclusion and gravitas even though mere minutes from the main road arteries leading out of Edinburgh. Paved paths meander from the side down the length of the garden.

At the bottom of the garden and accessible from both the garden and the road is a double garage with electricity and water. To the top of the garden are two varied seating areas: one, on the top patio and immediately accessible from the study and the other, a decked area, slightly lower down but enjoying the same excellent outlook.

The upper garden sweeps around the house with a combination of paving and border.


Garden Shed.



Corstorphine is an affluent and highly desirable residential area which lies just a few miles west of Edinburgh City Centre. The area is well served by Tesco Extra supermarket and a selection of independent shops, bars and cafés at Roseburn and on Corstorphine’s bustling high street. The Gyle shopping centre is a short drive away and offers a variety of high street shops as well as Morrisons and Marks & Spencer supermarkets. The area boasts superb access to Edinburgh’s financial and business districts, shopping establishments, art galleries, museums, high end restaurants and bars and easy transport links to the City Bypass, central Scotland’s motorway network (M8, M9, M90 and Queensferry Crossing); numerous bus and tram services; train stations at South Gyle and Edinburgh Park and Edinburgh International Airport. There are a number of recreational facilities and green open spaces in close proximity including semi-rural walkways in Corstorphine Hill Nature Reserve and the woodlands of Cammo Estate; the Water of Leith walkway and Edinburgh’s extensive cycle path network; Cramond seafront - which boasts a bistro, cafe and Boat Club; highly regarded golf courses including The Royal Burgess, Bruntsfield Links and Murrayfield Golf Club; a David Lloyd Leisure Club; Corstorphine Tennis Club; Edinburgh Zoo; Murrayfield’s famous international Rugby Stadium and the Ice Rink. The area is very popular with families, largely due to its selection of well-regarded nursery, primary and secondary schools, including Corstorphine Primary School and Craigmount High School in the state sector and Erskine Stewart’s Melville Schools, Cargilfield Preparatory School and St George’s School for Girls in the private sector.

2 Kaimes Road, 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, drainage, gas and electricity.



EH12 6JS



Council Tax Band Category: H





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.