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32 (3F1) Hillside Street, Edinburgh, EH7 5HB


Immaculately presented and spacious, 4-bedroom top floor apartment with approved Planning and Building Warrant consent to extend into the large attic space to create a stunning duplex.  The property occupies a commanding corner position within an elegant, original Victorian sandstone building in the peaceful residential Hillside area, with immediate proximity to the city centre and newly refurbished St James

Quarter as well as close to the lovely surrounding open green spaces including parks and Arthur’s Seat for hillwalking.  With a calming interior palette of soft greys, the property retains many key original features such as a delicate plasterwork ceiling and double sash and case windows in the family living/dining room, boasting elevated views across to Hillside Crescent Gardens. Light-filled with a good size kitchen and family bathroom completing the accommodation, this will make a wonderful home with flexible family living in mind, whilst an HMO (currently expired) offers buy-to-let potential.

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Maria Ponte
 Senior Sales Negotiator

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Gavin Smith 
 Associate Director


Property Details & Description


Third Floor:  Entrance hallway; living/dining room; principal bedroom; three further double bedrooms; kitchen; family bathroom

Attic/Fourth Floor:  Planning permission and Building Warrant approval has been granted (Ref no: 21/02521/WARR) to create a further floor in the currently unused attic space to create an internal staircase, a large sitting room, a kitchen and a further bathroom. (With the proposed plans completed, the property would then offer 5 bedrooms, living room, spacious kitchen and 2 bathrooms).




Accessed via a well-maintained communal entrance hallway and stairs leading to the top floor.


The front door opens into a long L-shaped entrance hallway; two storage cupboards; spacious living/dining room with cupboard; white painted mantel; double sash and case windows and delicate plasterwork ceiling.  Galley style kitchen with wall and base units, well-appointed with various integrated appliances.  Family bathroom with deep bathtub and over bath electric shower.  Principal bedroom with built-in wardrobe.  Three further double bedrooms each with storage.



Hillside Street is a peaceful residential street in a very desirable area of Edinburgh due to its elegant architecture and immediate proximity to the city centre as well as to all the amenities available on nearby Leith Walk, Elm Row and Broughton Street.  The area is well served by Tesco and Sainsbury’s supermarkets.


The property is within easy walking distance of the city’s business and financial districts; abundant shopping establishments, boutiques and bars;  renowned Art Galleries, Museums and Tourist Attractions; Broughton Street’s artisan shops, cosmopolitan cafés and restaurants; John Lewis’ department store, and the new £1bn St James Quarter retail, leisure and residential development.  St. Andrew Square, which is regularly used as a venue for seasonal events; The Playhouse Theatre which offers an excellent programme of shows throughout the year and the Omni Centre which boasts a multi-screen cinema, various dining options.


Hillside Street lies a short distance from numerous recreational facilities and green open spaces including Calton Hill, Arthur’s Seat, the Royal Botanic Garden; Inverleith Park which has an active tennis club, Edinburgh’s extensive cycle network and the Water of Leith walkway.


The property boasts easy access to Waverley Station; the city’s efficient bus and tram network; Edinburgh International Airport; the City Bypass and Scotland’s central motorway network.


There is excellent state and private school provision in the area, including Fettes College and The Edinburgh Academy.

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Proposed Attic Floor
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.



Mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations).






Council Tax Band Category:  D





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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