45 Craigleith Hill Gardens, Edinburgh, EH4 2JB











1930s semi detached bungalow in sought after area of Craigleith close to Stockbridge with its cafes, restaurants and boutiques and also to the main road arteries out of Edinburgh, in a quiet street with off street private parking and a south facing garden. With two bedrooms, extended kitchen/diner, dining room, sitting room and conservatory, the property is flexible and could be reconfigured with ease. There is also a floored attic with a staircase leading up to it with two Velux windows and the potential for excellent and versatile upstairs accommodation. This is a rare find offering flexible accommodation which could be updated, in an area so central and yet very tranquil.

Significant improvements have been done to the property in the last few years including the replacement of all external doors and windows. The property would benefit from a degree of modernisation.

Laura Mathieson 

 Senior Sales Negotiator


Property Details & Description



Ground Floor

Living Room, two bedrooms, family shower room, kitchen/diner, conservatory, dining room

Floored attic with 2 x Velux windows

Outside space

Garden to the front, yard area to the side, paved parking space for two cars and south facing back garden.



Ground Floor

Craigleith Hill Gardens is a quiet street with off street parking as well as at 45, private parking for up to two cars. The property is approached via a paved driveway and attractive garden. Entry to the house is via the front door and tiled vestibule leading to an internal glazed door and entry into the welcoming hallway. Immediately on the left is the:

Living Room

The living room with its triple bay window to the front is a spacious and light room with a focal point of an electric fireplace.

Bedroom One

Double bedroom one has windows overlooking the south facing back garden

To the right hand side on entry is:

Bedroom Two

Light Double bedroom two to the front of the property

Family Shower Room

There is a family shower room with a Mira electric shower unit, integrated hand basin with vanity unit, white sanitary ware and window to the west. There is a light laminate floor and medicine cabinet.

Large Kitchen/Diner

There is a large L shaped kitchen/dining room with a selection of wall mounted and integrated cupboards with dark worktops. Around the corner is a dining area by large windows overlooking the gardens and a glass sliding door opening into the garden. Two roof lights bring in more light. There is a dishwasher and washing machine as well as a gas cooker and electric oven. Neutral Amtico tiled floor and attractive tiled backsplash along bank of units.

Dining Room

There is a spacious and light dining room off the kitchen. Sliding glass door leads to a modern conservatory with a pitched polycarbonate roof.


This was added to the property in recent years and provides a lovely sunny space overlooking the south facing garden. There is a laminate floor and a door to the side leading to the garden.

First Floor

Stairs lead upstairs to the floored attic with a Velux window to north and south and great potential for the development of this space into  spacious bedroom /study /bathroom area.

This space has already been semi converted and meets building regulations


Outside Space

Front garden/back garden/Yard area.

Front Garden

Landscaped garden laid mainly with shrubs. Large double gate leading to yard area. Paved driveway for two cars.

Back Garden

A few steps down from the house leads to the large.

South facing garden with raised stone beds on one side and lawn to the other. Trees line a high back wall for privacy and shelter giving a sunny and private feel. There is a combination of wood chips and paving as well as a water feature and Summer House. There is also a useful shed and workshop.

Yard Area

This is a large area to the side of the house and cordoned off by a double gate at the front. It has entry to the kitchen via the back door, is a safe place for bikes and could fit a garage or car. It certainly has scope for a variety of uses.



Craigleith Hill Gardens is situated in the north west of the city centre, less than 2 miles from Edinburgh's renowned West End and only a 10 minute walk from the independent shops and cafes of fashionable Stockbridge. This puts it within easy reach of all of Edinburgh's world-famous culture and other attractions. There are also a number of amenities close by in Craigleith Retail Park, including Sainsbury's, Marks & Spencer & Homebase. Waitrose is just a five minute walk away.

The area is situated within popular school catchment areas including Flora Stevenson Primary and Broughton High. It is also well placed for a number of private schools including Erskine Stewart's Melville Schools, St George's, Fettes College and The Edinburgh Academy.


Within the vicinity there are pleasant walks along the Water of Leith as well as  Ravelston Park, Inverleith Park,  Corstorphine Hill and the Royal Botanic Gardens. The Scottish Gallery of Modern Art and a choice of golf courses including Ravelston, Murrayfield, Bruntsfield Links & The Royal Burgess are also close by.

The area is well located for the Western General Hospital and there are multiple bus routes offering easy access to train and airport connections. The Edinburgh City bypass and the M8 are within close proximity giving access to the Edinburgh International Airport, Forth Road Bridges and central motorway network.

45 Craigleith Hill Gardens, Edinburgh Fl

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.




Council Tax Band Category: E


By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.