3/5 Pitsligo Road, Edinburgh, EH10 4RY


A rarely available and exceptional three-bedroom apartment located at 3 Pitsligo Road; a prestigious Applecross development situated on the edge of The Grange in the highly desirable residential neighbourhood of Morningside.

The second-floor 2,009 square-foot apartment offers a spectacular open plan living, dining and entertaining space including a stunning private sun terrace. The well-appointed contemporary property features high-specification fixtures and fittings including Siemens kitchen appliances and bathrooms featuring Duravit and Keuco sanitaryware and fittings. The gated modern development sits within beautifully landscaped grounds and has private secure underground parking with designated storage.  The property lies within walking distance of bustling Morningside Road, with its excellent range of local amenities.

Situated just two miles south of Edinburgh city centre, Pitsligo Road enjoys an enviable location with all the attractions of the capital city within easy reach whilst there are plenty of leafy walks to be enjoyed at the nearby Hermitage of Braid and Blackford Hill.

Maria Ponte

Senior Sales Negotiator

James Whitson 

 Director Edinburgh Sales


Property Details & Description

Summary of Accommodation 

Entrance Hall, Open Plan Living-Dining Room, Enclosed Glass Sun Room, Sun Terrace, Kitchen-Breakfast Room, Family Bathroom with Bath, Hand Basin & WC.

Master Bedroom with En-suite Dressing Room, Bathroom with Bath, Twin Basins, Shower & WC, Second Double Bedroom with En-suite Shower Room, Hand Basin, WC, Third Double Bedroom/Home Office/Snug, Utility Room, Cloakroom and Three Hall Storage Cupboards

Double Glazing, Under Floor Bathroom Heating, Central Heating, Keypad Controlled Home Entertainment System with Integrated Sonos, Mood Lighting, Security & Alarm Systems

Communal Space

Video Entry System, Entrance Hall with Sensor Controlled Lighting, Internal Lift & Staircase. Extensive & Maintained Landscaped Gardens with lawn, seating area and mature trees, leafy shrubbery & terraced floral beds.   Two Underground Parking Spaces accessed through Remote Control Electric Gates.  Large Basement Storage Cupboard. Private Visitors’ Parking Spaces


Situated on a quiet leafy street on the edge of the Grange, 3 Pitsligo Road is accessed by car by way of electric gates and a private driveaway that leads down to an underground car park with CCTV cameras. On foot, you enter the property via a ground floor entrance that leads into a communal hallway that is shared with five other apartments and a penthouse. Both a lift and an internal staircase serve the second-floor apartment as well as the underground car park.

On entering the apartment all the accommodation is accessed off the central entrance hall where you will find a family bathroom, a utility room, a linen cupboard, an airing cupboard containing the electric boiler/hot water tank, a walk-in cloakroom cupboard whilst another houses the high-tech Home Entertainment System.


The stunning living, dining and entertaining space with its wall of floor-to-ceiling windows is the focal point of this stylish apartment and is the perfect space for flexible and relaxed family living.  With oak wood flooring throughout, the sitting room area has an integrated gas log effect fire and a wall-mounted Samsung television. There is a glass-enclosed sunroom that can be isolated from the living space by retractable glass panels. This leads onto the private west-facing sun terrace that offers a peaceful outlook over the landscaped gardens.


The well-equipped kitchen-breakfast room can be accessed from both the living-dining area and the hall. The Kitchens International custom-designed kitchen features black granite work surfaces with integrated Siemens appliances including a combination microwave, single oven, recycling bins, dishwasher and stainless-steel sink with a waste disposal unit. There is also a large American style fridge freezer with ice and water dispenser from Maytag and a Siemens Vino Thek wine cooler as well as base and wall-mounted storage units.  In the centre of the room, there is a large central island featuring a Siemens induction hob with extractor hood as well as room for two or three people to dine.

Overlooking the front of the property, the well-appointed master bedroom benefits from a large walk-in dressing room with ample hanging and storage space and an en-suite bathroom with a bath with a whirlpool jet system, a shower cubicle and twin wash hand basins.

There are a further two good sized double bedrooms both with fitted wardrobes whilst one has an en-suite shower room. There is an additional bathroom with a three-piece bathroom suite.


Outside Space

Externally, the property is set within well-maintained shared gardens and a large expanse of lawn, a paved seating area, attractive terraced flower beds, mature trees and evergreen shrubbery. There are visitors’ parking spaces to the side of the development whilst the property includes two allocated parking spaces in the underground car park that is entered by a remote-controlled gate as well as pedestrian access through the building.  Each resident also has access to a designated and secure storage area in the basement.


Pitsligo Road is situated in the sought-after residential area of Morningside, where you will find cafés, restaurants and a huge variety of independent shops. The location is well served with local amenities including a Waitrose supermarket and Marks and Spencer Food Hall, several banks, a medical centre and library.


The area benefits from plenty of entertainment options including the Dominion, a popular independent cinema, that is just a short walk from the property. Slightly further afield are The Church Hill, The Kings Theatre, The Traverse and The Lyceum theatres as well as the Edinburgh Filmhouse and the Usher Hall.


There are lots of leisure and recreational facilities in the area with the Falcon Bowling and Tennis Club on the doorstep whilst Warrender Swimming Baths and Carlton Cricket Club are within easy reach.  There are several golf courses nearby including Prestonfield, Craigmillar Park, Mortonhall and Braid. 


The property is situated less than two miles south of Edinburgh’s UNESCO-listed Old Town, separated by the leafy green expanse of The Meadows, where you will find tennis courts and children’s play parks. There are also some lovely scenic walking trails at the Hermitage of Braid and Blackford Hill.


The property falls into the catchment area for James Gillespie, Bruntsfield, St Peter’s and the soon-to-be-completed South Morningside Primary schools and James Gillespie and Boroughmuir high schools.  Private options are available nearby at George Watson’s College and George Heriot’s School.


The area is a highly sought-after location for families, professionals and students as it is within easy access to Edinburgh University, Napier University and the city’s financial, business and entertainment districts.


It also benefits from excellent proximity to the city’s efficient bus routes, Haymarket railway station, bus and tram links to Edinburgh International Airport and Edinburgh City ByPass that connects to Scotland’s motorway network.


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.



Electric boiler central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)



EH10 4RY



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 June 2021 – First Issue