99/5 Warrender Park Road, Edinburgh, EH9 1EW









An exceptionally bright, well-presented third-floor property (not top) that forms part of an attractive Scots Baronial-styled tenement terrace, situated in the highly desirable residential conservation area of Marchmont. Offering spacious and flexible living spaces, the generously proportioned third floor flat benefits from original period features with views of Arthur’s Seat and the Pentland Hills.


The property has been recently upgraded to a high standard, including double glazed sash-and-case windows and neutral flooring throughout. Situated on a traditional cobbled road within easy walking distance to Edinburgh’s city centre, the property is a stone’s throw to The Meadows - a large leafy park with tennis courts, outdoor gyms and children’s play parks.

Laura Mathieson

 Senior Sales Negotiator


Property Details & Description

Summary of Accommodation

Communal Entrance, Shared Vestibule, L-shaped Hallway, Hallway Storage Cupboard, Sitting Room, Principal Double Bedroom, Box Room/Dressing Room, Dining Kitchen, Bathroom, Single Bedroom/Study, Double Bedroom


Outside Space

Shared Communal Garden to the Rear of the Property, On Street Permit Parking


The property offers generously proportioned and flexible accommodation with a contemporary look throughout. Highlights include the light-flooded, south-facing sitting room with a large bay window with views out towards the Pentland Hills as well as Arthur’s Seat to the west. This room also benefits from an attractive marble-surround original fireplace, decorative ceiling cornicing and an Edinburgh Press. The principal bedroom to the front of the property also enjoys wonderful views out to the Pentlands as well as having an adjacent dressing room that could easily be transformed into an en-suite bathroom, study or a baby’s bedroom. The stylish, recently refurbished kitchen comprises a central island counter with bar stool seating and an integrated drawer storage system as well as a lovely window seat overlooking the communal garden to the rear of the property. The kitchen features a striking integrated wall of floor-to-ceiling storage unit that incorporates the fridge and freezer. It also has an induction hob, Belfast sink and a large internal storage cupboard containing the washing machine and shelving. Positioned to the tranquil rear of the property is a recently refreshed modern bathroom, a single bedroom (currently used as home office) and another attractively furnished spacious double bedroom with an Edinburgh Press. The property benefits from additional security in the form of a shared door, off the main tenement stair, which leads to a shared entrance vestibule with the property above.



99 Warrender Park Road is situated in the highly desirable residential area of Marchmont, where you will find cafés, restaurants, a chemist and a bank. The location is well served with local amenities including a Margiotta Food & Drink, just one block from the property, whilst there is a Waitrose supermarket and Marks & Spencer Food Hall in nearby Morningside. Within easy walking distance are the many independent shops, delis, cafes and lifestyle stores located in the cosmopolitan area of Bruntsfield as well as those in the affluent suburb of Morningside just beyond. 

The property is situated just one mile south of Edinburgh’s UNESCO-listed Old Town, separated by the leafy green expanses of The Meadows and Bruntsfield Links, where you will find tennis courts, children’s play parks and a pitch and putt course, and lies in the shadow of majestic Arthur’s Seat in Holyrood Park. There are plenty of other walking and hiking opportunities at nearby Blackford Hill as well as the Pentlands Regional Park, just a short drive away.

The area is highly sought-after location for families, professional and students as it’s within easy access to Edinburgh University, Napier University, and the city’s financial, business and entertainment districts. The area benefits from plenty of entertainment options including the Dominion, a popular independent cinema, The Church Hill, The Kings and the Lyric theatres as well as the Edinburgh Film House. There are plenty of leisure facilities in the area such as the historic Warrender Swimming Baths, The Meadows Tennis Club and Prestonfield Golf Club. 

Warrender Park falls into the catchment area for the highly regarded James Gillespie’s High School and Primary School, which is located just opposite the property, as well as further options at Bruntsfield and Sciennes primary schools, Boroughmuir High School. Private options are available nearby at George Watson’s College and George Heriot’s School. 

Warrender Park Road benefits from excellent proximity to the city’s efficient bus routes, Haymarket railway station, bus and tram links to Edinburgh International Airport and Edinburgh CityByPass that connects to Scotland’s motorway network. 

99-5 Warrender Park Road, 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.


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





Council Tax Band Category: E






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 March 2021 – First Issue