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18/1 Kimmerghame Path, Edinburgh, EH4 2GN


An immaculately presented, two bedroomed, ground floor apartment, which forms part of an attractive modern development quietly situated in Fettes, one of Edinburgh’s most popular residential districts. This impressive, light-filled, dual aspect property benefits from an enviable location as well as a large South facing private balcony.

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Maria Ponte

Senior Sales Negotiator


Property Details & Description



Hallway, open plan Sitting Room/Dining Room/Kitchen, Main Bedroom with built-in wardrobe and en-suite shower room, Second double bedroom with built-in wardrobes and en-suite Bathroom, large storage cupboards.


Outside space

Allocated secure underground parking space (with lift access to all floors), additional visitor parking throughout the development, private south facing balcony and access to communal gardens on the development.



The property is accessed via an immaculate communal entrance with stairs and a lift and benefits from a private underground parking space as well as a secure video entry phone system. The accommodation comprises: bright and exceptionally spacious living room which enjoys a pleasant open leafy outlook from the floor length window and patio door;  open plan modern kitchen which has been fitted with high-end units and appliances and includes ample room for a dining table; main bedroom with built-in wardrobes, a full-length window and a stylish en-suite shower room; a second double bedroom with built-in wardrobes, a full length window and a contemporary en-suite bathroom. There is a large double cupboard which is accessed from the hall offering ample space for storage. The property further benefits from its own private South facing balcony which is accessed through patio doors from your living space.


The neutral décor throughout makes the flat feel spacious and forms a blank canvas for future occupants to adapt it to suit their preferences. The apartment hosts high quality wood laminate, double glazed and benefits from gas central heating.


The apartment includes a private underground allocated parking space with additional parking available in the development and surrounding areas for visitors. The well-maintained communal gardens are situated throughout the development featuring lawns, well stocked shrubs and flower beds.



This property is located in the highly sought-after Fettes area of the city, popular because of its close proximity to the city centre and its abundance of local amenities. Nearby, fashionable Stockbridge hosts a thriving weekly market with artisan food and craft stalls and there is an abundance of highly acclaimed bars and restaurants to choose from on your doorstep.


A short stroll from the property you can find the Royal Botanic Gardens, Inverleith park and the water of Leith walkway which provides cycle routes and an abundance of nature walks.


The area also benefits from excellent transport links with regular buses to the city centre, direct trains to London and Glasgow from Waverly Station and convenient access to the City Bypass, A1, M8 and M9 as well as Edinburgh International Airport.


The area is well served by a selection of independent shops as well as a large Waitrose supermarket nearby and a Marks and Spencer and Sainsbury’s at Craigleith Retail Park.


There is an excellent selection of leisure facilities including The Grange Club, Westwoods Health Club, The Dean Tennis Club, The Grange Cricket Club and Scotland’s oldest rugby club Edinburgh Academicals.

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General Remarks

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:  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.


Particulars prepared May 2021 – First Issue

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