14 Oswald Road, Edinburgh, EH9 2HT


With outstanding views across to Blackford Hill, this is a rare opportunity to acquire a magnificent, detached property of huge architectural significance situated on an extensive corner site in the Grange Conservation Area, one of the city’s most desirable residential addresses.

Spread over four levels with six bedrooms, the Category A-listed house was designed in a 17th century Scottish architectural style by the eminent Scottish architect John Kinross.  President of the Edinburgh Architectural Society, Kinross built three other similar-styled neighbouring properties in the late 1890s; one of which he kept as his family home. 

The exceptional family house is set within an enchanting south-facing garden of almost an acre with a large expanse of lawn and several seating areas surrounded by mature trees and floral planting created by a noted gardener who lived at the property for many decades before the present owners.

Boasting a wealth of period features including original fireplaces, cast-iron radiators, sash and case windows, a servant call bell system, Italian marble and oak-wood flooring, the handsome property also benefits from some of Kinross’ bespoke design features such as the thistle motif that appears in the ceiling plasterwork and decorative cornicing throughout the house.

Creating the feeling of a large country house, the spacious flexible entertaining and family spaces are enhanced by close proximity to local amenities in the bustling affluent Morningside and cosmopolitan Bruntsfield in city’s Southside.  Located just two miles from the city centre, the property is also situated near to several excellent schools and leafy parks.


Maria Ponte

Senior Sales Negotiator

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James Whitson 

 Director Edinburgh Sales


Property Details & Description


Summary of Accommodation 


Ground Floor

Entrance Vestibule, Reception Hall, Formal Dining Room, Drawing Room, Sitting Room, WC Room, Cloak Room Cupboard, Kitchen-Dining Room, Utility Room with Larder, Storage Room & Second WC, Back Door


Half Landing

Bathroom with Bath, Walk-In Shower Cubicle, Wash Basin, WC & Bidet


First Floor

Master Bedroom, Three Further Double Rooms, Home Office/Fifth Bedroom, Family Bathroom with Bath, WC & Basin: Landing Linen & Storage Cupboard


Second Floor

Flexible-use Family Playroom/Sitting Room/Seventh Bedroom, WC & Basin Room, Large Walk-In Storage Room with Ladder Access to Roof & Additional Storage Cupboard


Lower Garden Level

Sixth Double Bedroom, Shower Room with Basin & WC, Snug/Family TV Room, Garden Room/Conservatory, Large Storage Room with Wine Cellar & Fire-Proof Safe, Three Further Storage/ Work Rooms


Outside Space

South-Facing Gardens with Paved Terrace & Rockery, Extensive Lawn and Mature Trees, Shrubbery & Plant, garden Shed: Roadside Garden, Four Storage Sheds to the Rear of the Property, Adjoining Garage, Private Paved Driveway with Room for One Vehicle




Ground Floor


  •  A stone pathway leads from the roadside to the entrance of this impressive sandstone house which is adorned with several architect-designed decorative details. Passing through the entrance vestibule with Italian marble flooring three steps lead up to the grand reception hallway with its thistle motif-embellished ceiling. The hallway gives access to all the ground floor rooms with the formal dining room on the right-hand side. The spacious bay-windowed room features a further thistle motif-decorative ceiling, an original fireplace with marble mantelpiece with gas fire and an in-built glass-fronted display cabinet.

  •   Across the hallway, the elegant drawing room benefits from wood flooring, an original working fireplace with a richly decorative mantelpiece and a large bay window with stunning views across the garden to the majestic Blackford Hill beyond. The light-filled room is connected through a doorway to a good -sized sitting room which shares a similar decorative fireplace and impressive views.

  •   There is a pretty half wood-paneled WC room with vintage-style WC on the ground floor.

  •   Accessed from the hallway is a separate inner vestibule with cloakroom cupboard that leads into the stylish modern kitchen, an ideal space for family living and dining.  A beautifully designed original wood dresser sits behind the dining table whilst a central island offers more storage. With a striking African slate floor, the kitchen features an integrated 3-door gas Aga, double Belfast sink with waste disposal system, dishwasher, and lower base and upper storage cupboards.

  •   The utility room next to the kitchen houses a large larder room, a storage room, integrated sink, washing machine as well as a WC room. A back door leads out to the side of the property where you access the back gate and also stone steps that lead down the garden.


Half Landing


  •  A carpeted staircase sweeps up underneath an impressive window which allows light to flood in the house. On the half landing there is a spacious bathroom with an integrated bath and wash basin unit with a black marble surround as well as a shower cubicle & WC and bidet.


First Floor


  •   The beautiful master bedroom is decorated with a lovely birdcage-themed wallpaper and features bespoke ceiling fluting, decorative cornicing with a thistle motif and a white-grey marble fireplace. The spacious bedroom benefits from a large window offering stunning unobstructed, tranquil views across the garden to Blackford Hill. There is also a wall of in-built wardrobes offering plenty of storage solutions.

  •   There are three more generously sized double rooms on this floor as well one more good-sized room that is currently fitted as a home office but could easily be converted into a further double bedroom.

  •  On this floor there is a wood-paneled family bathroom with bath, basin, heated towel rail and WC.

  • Large linen storage cupboard.

Second Floor


  •  The main staircase continues upwards to the second-floor landing. Originally built as a billiards room, this spacious open-plan room features several unique design features including a medieval-styled grey-stone fireplace with the carved inscription “East is Best, Home is Best’ and twin circular ceiling cupolas. This versatile room offer a myriad of possible uses such as a family playroom/sitting room or as a further bedroom. There is an en-suite WC room with a wash basin. Also on this floor is huge walk-in storage room, another storage cupboard and two additional circular cupolas.

Lower Garden Floor


A staircase leads down from the hallway to the lower garden level where there is one further good-sized double bedroom with a window looking out to the garden and a modern shower room opposite. There is also a cozy family room with a bay window with an in-built bookcase beneath. This room leads into the contemporary garden room which has a large seating area and underfloor heating whilst French doors open out on to a lovely expanse of lawn bordered with colourful flowerbeds. 


Outside Space


The peaceful enclosed three-tiered garden is a maze of enchanting pathways and secret hidden spaces with a lovely sun terrace and rockery on the second level. The well-established garden features many mature trees and leafy shrubbery including cherry blossom, camelias , clematis, rhododendrons and azaleas. 



The property is peacefully situated in the Grange Conservation Area, an affluent and sought-after residential address less than two miles from Edinburgh city centre.  It is located within walking distance of bustling Morningside Road that is well served with local amenities including a post office, medical centre, a Waitrose supermarket and M&S Simply Food Hall. In addition, you will find a variety of artisanal cafes, specialist independent shops, delis, restaurants and bars.


The area also benefits from plenty of entertainment options including the Dominion, a popular independent cinema, The Church Hill and The Kings theatres.


There are excellent leisure and recreational facilities on offer in the area such as Morton Hall Tennis Club, Commonwealth Pool, Craiglockhart Leisure and Tennis Centre, three golf courses  -  Braid Hills, Craigmillar Park, Prestonfield -  and Midlothian Ski Centre.


There are plenty of leafy green spaces and walking trails nearby with the walking trails of Blackford Hill and Hermitage of Braid right on the doorstep with Bruntsfield Links and The Meadows all within close proximity. 


Oswald Road falls into the catchment area for the well-regarded James Gillespie’s Primary and Secondary Schools with private schooling available nearby at George Watson’s College, Merchiston Castle School, George Heriot’s School. It is also well placed for access to Napier and Edinburgh University.


The property is well connected to the city centre by regular bus services that run within the Grange.. The cosmopolitan capital city, with its business, financial and entertainment districts, offers plenty of restaurants, art galleries, museums and historic attractions. The city boasts a wide and varied shopping experience with designer stores along George Street and Multrees Walk, a Harvey Nichols and John Lewis department store and the new St James Quarter opening later this summer.


The property lies only a short drive from the City ByPass allowing easy access to Edinburgh Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian.

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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.)






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.


Particulars prepared March 2022  -  Second Issue