40 Frogston Road West, Edinburgh, EH10 7AJ 









Beautifully presented four-bedroom original Art Deco detached house in the peaceful residential area of Fairmilehead on the south side of Edinburgh, close to all amenities, with easy access to the city bypass and the open green spaces of the Pentland Hills Regional parkland, whilst only 4 miles from the city centre.  Featuring far reaching views from several rooms, this lovely property has been the subject of sympathetic upgrades throughout in particular a stunning, architect-designed extension adjacent to the kitchen - a light-filled space from which to relax and enjoy the secluded, recently landscaped gardens, with paved terracing and steps leading down to a well maintained lawn, mature trees, shrubbery and flower beds.  With close proximity to some of the city’s best private schools as well as excellent local schooling, this will make the perfect family home with a flexible layout and a wealth of leisure pursuits on the doorstep.


James Whitson
 Director of Edinburgh Residential Sales


Maria Ponte
  Senior Sales Negotiator


Property Details & Description

Summary of Accomodation:


Ground Floor

Entrance Vestibule,  Hall,  Sitting Room,  Study,  Family Room,  Dining Room,  Kitchen,  Utility Room,  Garden Room, 


First Floor  -  Principal Bedroom with Ensuite Shower Room,  3 Bedrooms,  Family Bathroom




This substantial cream colour house sits back from the road with a large private driveway and parking for several cars to the front.  A welcoming front door entrance with a curved step up into a vestibule and inner door leading into a spacious and light-filled hallway with polished hardwood flooring. W.C with cloakroom; under stairs storage.  A bright, front facing dining room leads directly into the kitchen with dual aspect; fully fitted with solid maple wall and base units; handmade Fired Earth tiles; well-appointed with integrated appliances including double oven, dishwasher and fridge.  A section of hallway with three built-in, shelved cupboards.  Utility room with white gloss wall and base units; back door leading to a gated bin area.  Steps lead down to a breathtaking, architect-designed garden room with a wall of glass floor to ceiling windows incorporating sliding doors which open into the garden and outdoor dining area.  Family living room with rear facing garden views.  Study with rear garden access from French doors.  Elegant sitting room with open fireplace, dual aspect with views of both the front and rear garden; centralised light system.


Second Floor:

Landing area with deep airing cupboard.  Hallway with attic access via Ramsay Ladder to a spacious, floored area.  Principal bedroom with south facing views of the Pentland Hills; wall of fitted wardrobes included in the sale; ensuite shower room.  Family bathroom with bath and separate shower cubicle.  Double bedroom 2 with dual aspect over front and rear gardens; two deep cupboards.  Double bedroom 3 with built-in cupboard and lovely rear facing views as far as the Pentland Hills.  Small double bedroom 4 with rear facing views.


Outdoor Space:

The property is situated within approximately an acre of mature gardens to the front and rear. 

To the front, there is a private driveway with parking for several cars and a single garage with electric roller door; mature shrubs, perennials and trees. 


To the rear of the property, the garden has been extensively landscaped with terraced areas including an outdoor dining patio immediately beside the extension.  A large section of lawn sheltered by tall laurel hedging as well as other mature trees and shrubs.  There are two garden sheds and a playhouse.  There is a gated section for bin storage.

Items not included in the sale

Freestanding white goods in the utility room

Various pendant light fittings

Various curtains



The property is situated in the quiet residential area of Fairmilehead on the south side of Edinburgh approximately 4 miles from the city centre.


There is excellent local shopping nearby in Morningside where you will find a village atmosphere with many specialist shops to explore as well as pubs, restaurants and coffee shops.  There is also a large Waitrose and a smaller M&S.


The area is popular with families for its excellent state and private schooling including Merchiston Castle and George Watson's College.


The nearby Pentland Hills offer many opportunities for exercise and leisure including beautiful walks, cycle routes, fishing lochs and golf courses.  The area is well served by public transport and the city bypass is only minutes away with easy access to motorways including Glasgow and The Queensferry Crossing to Fife as well as to Edinburgh Airport.


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).



EH10 7AJ




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.


4.  The property is marketed by Rettie and Co, on behalf of the family of a member of staff.


Particulars prepared March 2022 – First Issue