Duncan’s Land, 4/2 India Place, Edinburgh, EH3 6EH











Rarely available double upper three/four  bedroom flat in historic building that is Duncan’s Land. Situated both in the heart of Stockbridge and in the UNESCO World Heritage New Town, this property offers both a prime location and the best of both worlds; classical Georgian architecture combined with the village feel of Stockbridge with its cafes, restaurants and shops.

The building itself, built in the 1720s, was also the birthplace of the famous artist, David Roberts RA . This is a historic, characterful property flooded with light from all sides enjoying a very central yet tranquil position. With the original stone spiral staircase leading up to the property as well as an original Mansard roof, the apartment also benefits from a beautifully secluded and sunny walled garden, shared only with the property beneath. The property is entered via a gate and through the garden giving it a really private feel. Hidden gem in the midst of where it’s all happening. Enormous potential too.

John Wybar 

Sales Manager


Property Details & Description



2nd Floor

Entrance Hall, Living Room, Kitchen, Principal Bedroom, Bathroom

Study/Bedroom 4 , storage cupboard

3rd Floor

Two further double bedrooms. Storage cupboard

Outside Space

Mature walled garden. Parking permit available in zoned area



Entry to this unique property is through a mature, pretty walled garden with paving and gravel leading to the front door. On entry there is the original stone spiral staircase taking you up to the second floor.

2nd Floor

Entrance Vestibule and hallway. Light welcoming hall with oak flooring leading to living room on the left hand side.

Living Room

Well proportioned square room with sash and case windows to west and south as well as original stone fireplace, wrought iron basket and hearth. (All sash and case windows in the property have been replaced and renewed in the last couple of years) Double doors lead to kitchen which faces east.


Large 12 panelled window to east.

Integrated neutral units with black worktops and double integrated stainless steel bowl sinks beneath window. Gas hob and oven. Washing machine and fridge.


Immediately on the right hand side on entry is the bathroom. Tiled floor, white sanitary ware and bath with overhead fixed shower and screen. Chrome heated towel rail.


Currently used as a study but a flexible space. Cupboard with hanging rail

Window to east

Bedroom One

Good sized bright double bedroom with original recessed fireplace and fitted wardrobes plus open shelving. Attractive recessed window to west Hall Cupboard.

A light coloured solid oak staircase with steel and glass balustrade leads upstairs to:

3rd floor

Bedroom 2

Double bedroom with original stone fireplace and rooflight window facing west and east


Bedroom 3

Double bedroom with original stone fireplace and rooflight windows facing west and east


Storage cupboard/water tank


Outside Space

The delightful south east facing private walled garden entered via a wrought iron gate and shared only with the flat beneath. Three steps down  from street level into this beautifully designed area with mature borders and plants and a paved path leading to the front door as well as areas laid to gravel. Trellises with climbers and an attractive flowering Arbor.

Access to India Street gardens on request

Residents parking permit on annual payment



India Place is situated in both the historic New Town, designed by renowned Edinburgh architect William Playfair circa 1823, an UNESCO World Heritage site and one of the city's most sought after residential areas, as well as in vibrant Stockbridge with its village atmosphere and weekly market, artisan shops, cafés and restaurants.

It is also ideally situated within easy walking distance of both the city's business and financial districts, shopping establishments, restaurants and bars. The area also benefits from excellent transport links with regular buses to the city centre, direct trains to London and Glasgow from Waverley Station and convenient access to the City Bypass, A1, M8 and M9 as well as Edinburgh International Airport.

Stockbridge is well served by a selection of independent shops as well as a large Waitrose supermarket nearby and a Marks and Spencer and Sainsbury's at Craigleith Retail Park.

There is an excellent selection of leisure facilities including The Grange Club, Westwoods Health Club, The Dean Tennis Club, The Grange Cricket Club and Scotland's oldest rugby club Edinburgh Academicals.

A short stroll from the property you can find the Royal Botanic Gardens, Inverleith Park and the Water of Leith walkway- which provides cycle routes and a number of nature walks. 

The property is also ideally positioned to take advantage of Edinburgh's many art galleries, museums and historical attractions as well as the world-renowned International Festival and Fringe.

India Place  benefits from ample zoned parking and easy access to the city's public bus and tram network, Waverley station and Edinburgh International Airport.

The property lies within the catchment area for highly regarded Stockbridge Primary and Broughton High schools with private schooling options including The Edinburgh Academy, Fettes College, Erskine Stewarts Melville Schools and St George's School in close proximity.

4-2 India Place, 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. Washing machine, tumble dryer, fridge freezer, curtains and light fittings to be included in the sale. Certain items of furniture available by negotiation.

 Special Note

In accordance with Section 21 of the Estate Agent Act 1979, we declare that there is a personal interest in the sale of this property. The property is being sold by a person who is related to a member of staff within the Rettie Group.



Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)


Postcode: EH3 6EH


Council Tax Band Category: 





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.