11 Southfield Gardens East, Duddingston, Edinburgh, EH15 1QN 


The stylishly presented four-bedroom detached family house is located on a peaceful road in the popular neighbourhood of Duddingston located between Holyrood Park and the popular seaside town of Portobello.

The exceptional property has been completely renovated, upgraded, and refurbished by the current owners who have created a wonderful home perfect for modern family living.  The immaculately presented property features design-led fixtures and furnishings and features striking contemporary colours from the Farrow & Ball paint collection.

The family house offers stylish accommodation arranged over two levels with the panoramic views of Arthur’s Seat from the principal bedroom suite on the upper floor of particular note.

The property benefits from off-road parking for two vehicles, an integrated garage, and a sizeable east-facing garden to the rear.

Within walking distance of an extensive range of local amenities, well-regarded schools, the beach and leafy parks, this property is ideally positioned for families.


The property is also well placed for transport links into the city centre as well as easy access to the A1 to East Lothian and to the City-By-Pass that links into Scotland’s motorway network. 


Maria Ponte
 Senior Sales Negotiator

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James Whitson
 Director of Edinburgh  Residential Sales


Property Details & Description


Summary of Accommodation:


Ground Floor

Entrance Vestibule, Hall, Sitting Room, Two Double Bedrooms, Family Bathroom, Single Bedroom, Open Plan Kitchen-Dining Room & Rear Garden Access,

Alarm System, Gas Central Heating 


First Floor

Upper Landing with Integrated Desk Area, Two Extensive Attic Under Eave Storage Rooms, Laundry Cupboard, Principal Double Bedroom with En-Suite Wet Room


Outside Space

Paved Off-Road Driveway, Single Garage, Front Garden with Olive Trees & Hedge, South-Facing Rear Garden with Patio Area & Enclosed Lawn edged with Planted Borders



11 South Gardens East is an attractive four-bedroom detached family house that is situated on a quiet residential road in Duddingston.  The well-presented property offers stylish living spaces, modern bathrooms, and a good-sized garden. 


The spacious accommodation is as follows: 

Ground Floor:

  • Entrance Hall: The attractive decorative glass-panelled front door opens into an entrance vestibule and leads through to a spacious and welcoming hall decorated with Farrow & Ball stylised leaf wallpaper and Oval Blue Room paint. The hall features two under stair open storage alcoves. 

  • Sitting Room: With lovely views of the mature olive trees in the front garden through the box bay window, this stylish room has plenty of room for a large L-shaped sofa. With oak hard wood flooring, the room features striking wall panelling in a Farrow & Ball Railings blue and a geometric tiled fireplace with a multi-fuel stove and a slate hearth. The room also has a built-in bookcase with a cupboard below. 

  • Bedroom Two Overlooking the front of the house, this generously sized double bedroom features a large picture window, Farrow & Ball Dix blue painted walls and hard wood oak flooring. 

  • Kitchen-Dining Room:  Overlooking the garden to the rear of the property, the well-equipped and light-filled modern kitchen features integrated NEFF appliances including a microwave, oven, five-ring gas hob, fridge/freezer, and plenty of base and upper storage units. There is an attached island with a double sink, a dish washer, quartz countertop and a breakfast bar that can accommodate four diners comfortably. 

  • Bedroom Three:  This is a wonderful good-sized double bedroom that is currently laid out as a children’s bedroom and playroom with a large bay window and a shelved Edinburgh Press. 

  • Family Bathroom:  This partially tiled modern bathroom with Porcelanosa wood-effect floor tiling comprises a bath with overhead shower appliance, heated towel rail, wash basin & WC. 

  • Bedroom Four: This is a cosy single bedroom that is currently being used as a cloakroom. 


First Floor:

  • Upper Landing: The carpeted staircase leads up to the wood-floored landing where there is an integrated desk area that sits beneath a large double window. The landing has a shelved laundry cupboard as well as door access to two large under eave attic storage rooms. One of these could easily be transformed into a children’s den. 

  • Principal Bedroom:  Offering spectacular views across the rooftops to Arthur’s Seat in the distance this is certainly a room with view.  The well-dressed double room has a large wardrobe, a bespoke storage shelf and pull-out shoe drawer.   There is an en-suite wet room with Laura Ashley geometric floor tiles, a heated towel rain, integrated wash basin and storage unit & WC. 



Outside Space: 

  • Externally, the house has a private paved driveway that leads up to the single garage at the right side of the house and to the front door.  The pretty hedged front garden features several mature olive trees and barked bedding. Access to the sizeable garden to the rear of the house is either via the kitchen back door, via the garage and an external corridor housing the rubbish bins or by a pathway on the left side of the house.  The wonderful east-facing enclosed garden is mostly laid to lawn and edged with mature shrubs and has ample room for children’s play equipment. 





11 South Garden East is situated in Duddingston bordered on one side by Holyrood Park, Edinburgh’s largest green space, and the other by Portobello, a popular seaside town. 


The property is well served with a wide range of local amenities with a Co-Op on Milton Road and an Asda supermarket nearby whilst there are wide range of brand-name shops, restaurants, and a M&S store at Fort Kinnaird Retail Park less than 15 minutes’ drive away.  


The property lies just a short walk from Portobello’s bustling high street lined with cafes, restaurants, delis, and independent shops.  Portobello’s sandy beach and waterfront promenade are hugely popular. It is also the location for the Portobello Kayaking and Sailing Club and the Portobello Swim Centre, a heritage-listed Victorian indoor swimming pool with Turkish Baths, gym, and fitness studio.

In terms of other leisure and recreational facilities, Abercorn Tennis & Sports Club is nearby as Duddingston and Portobello golf clubs. 


There are also plenty of green spaces nearby such as the Figgate Burn Park with its mix of wild areas, flowing burn and large grassy expanses with picnic tables, children’s play area and a large pond. Less than a mile away is Holyrood Park, a 650-acre royal park, famous for its iconic Arthur’s Seat (the park’s highest point). The charming conservation village of Duddingston, famous for its lochside botanical gardens, quaint pub, and historic church, is within easy reach. 


The area is very popular with families and falls into the catchment area for St John’s Primary School and Portobello High School and there are plenty of private schooling options available in Edinburgh.  The location is also convenient for The Royal Infirmary Hospital and the University of Edinburgh King’s Buildings. 


The city centre is less than four miles away and there are regular bus services within walking distance of the property.  The nearby A1 provides easy access to East Lothian and the City By-Pass that connects to Edinburgh International Airport and central Scotland’s main motorway network. 

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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.)



EH15 1QN


Council Tax Band Category:  F





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.


Particular Prepared October 2021 – First Issue