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10/12 Hermand Street, Edinburgh, EH11 1LR


Spacious, light-filled and elevated 3 bedroom duplex apartment, occupying the top two floors and forming part of a contemporary, factor-maintained, residential development located in the popular Slateford area, with lift access and residents permit parking. 


The property is in walk-in condition with the large sitting room featuring an expansive triple window with two French doors and Juliet balcony, showcasing breathtaking cityscape views as far as the Pentland Hills.  A good size kitchen with stunning views over Edinburgh castle, family bathroom and two double bedrooms complete the accommodation on the first level with the principal bedroom and ensuite occupying the entire top level.  An attractive prospect as a family home, pied-a-terre or for those wishing to downsize, close to all amenities and open green spaces, approximately 2.5 miles West of the Edinburgh city centre.


Brodie Ballantine

Sales Negotiator


Property Details & Description


Fifth Floor:
Entrance hallway, sitting room, kitchen, two double bedrooms, family bathroom

Sixth Floor:
Principal bedroom, ensuite shower room


The property is accessed via a well-maintained communal entrance and stairwell, with lift access to the fifth floor.

Fifth Floor:

An L-shaped hallway leading to all rooms.  Hallway cupboard.  Lovely, light-filled sitting room with triple windows featuring two French doors, Juliet balcony and simply stunning views.  A good size kitchen, well appointed with appliances including gas hob, electric oven and washing machine; beechwood effect wall and base units with grey marble effect worktops.  Double bedroom 2 with similar stunning views; built-in double wardrobe.  Double bedroom 3, similar views. Family bathroom with bathtub and over bath shower with handheld option.Carpeted staircase leading up to the top floor.

Sixth Floor:

Spacious top floor principal bedroom with four velux windows allowing for plentiful natural light to flood into the room.  Walk-in cupboard.  Ensuite shower room with double velux windows; shower cubicle.


Hermand Street is situated in the desirable residential area of Slateford, approximately 2.5 miles to the West of Edinburgh city centre, with an abundance of amenities only a short stroll away.  For larger shopping needs there is a LIDL, a Sainsbury’s and an Asda Supercentre close by.  Napier, Heriot-Watt and Edinburgh Universities are all within easy reach, as well as recreational facilities such as The Corn Exchange, Craiglockhart Sports Centre and a Pure Gym.  The open green spaces of several golf courses and beauty spots such as Colinton Dell and the Union Canal are all within the local area.


Slightly further afield, the cosmopolitan urban villages of Morningside and Bruntsfield, renowned for their independent shops, restaurants and cafés are a short drive away.


The property boasts easy access to Haymarket Station, frequent bus and tram services, the city’s extensive cycle network, Edinburgh International Airport, the city bypass and central Scotland’s motorways.


There is excellent state school provision in the area, with private options such as George Watson’s College and Merchiston Castle.

10-12 Hermand Street, Edinburgh - Floorplan.jpg
General Remarks

General Remarks:


The contents of the flat are available by separate negotiation.

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).



EH11 1LR



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 January 2022 – First Issue

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