35, 1F2 Scotland Street, Edinburgh, EH3 6PY


A fine example of a first floor, two bedroom apartment within an original Georgian building on a peaceful residential street in the heart of the New Town with a lovely, open aspect towards Royal Crescent and King George V park.


The property has been thoughtfully and sympathetically upgraded throughout with key features such as refurbished sash and case windows with working shutters, a calming tonal interior palette of chemical free paintwork by eco paint company EARTHBORN, a spacious bathroom with cutting edge sanitary ware as well as peaceful views across the redesigned communal rear garden from the large kitchen diner which is fitted throughout with bespoke oak units, modern appliances and porcelain tiled flooring. The current owners have brought this lovely property up to a high standard including new wiring and plumbing throughout.

Laura Mathieson

Senior Sales Negotiator

Max Mills 

 Director of Residential Sales


Property Details & Description


Accommodation comprises:

Entrance hallway, sitting room, W.C. ,small double bedroom, family bathroom, principal bedroom, kitchen/dining room.



Accessed via a well maintained communal staircase to the first floor.  Front door leads into a bright entrance hallway with stained original wood flooring and entryphone system;alcove with shelving and cupboard space;cloakroom cupboard with power supply.  Lovely, light filled sitting room with open aspect, double sash and case windows with split working shutters and original cornice work;deep shelved cupboard; Edinburgh press with shelving and cupboard space;CAT 6 cabling points. Small double bedroom with views to front of property, currently in use as an office.  W.C with modern sanitary ware and tongue and grooved walls.  Family bathroom, beautifully presented with deep bathtub, spacious glass fronted walk-in shower with CROSSWATER fittings including handheld shower option, SANIFLO system, VITRA smart toilet, anti-steam mirror with lighting option, heated towel rail.  Kitchen dining room with a range of contemporary shaker style oak floor and base units, bespoke by HIDDLESTON;granite worktops and splashbacks; modern appliances throughout by NEFF as well as FISHER & PAYKEL dishwasher drawers and QUOOKER tap;a window seat with storage and views to the peaceful gardens below.  Principal bedroom also with views across the gardens below, stained original wood flooring and cornice work.


Communal Space

Well maintained entrance with stone steps leading into the communal stairwell.


There is a section of walled garden to the rear of the property, accessed via a lane to the back;a gravelled area, patio dining area, raised beds with ferns and shrubs. 



Scotland Street is a lovely cobbled street off Drummond Place in the heart of the historic New Town area of Edinburgh, which is a designated UNESCO world heritage site and a short five minute walk from bustling Broughton Street, where there are many niche shops, restaurants and coffee shops to explore as well as the usual convenience stores and excellent artisan food shops.  Further shopping nearby includes a large Tesco at Canonmills and a smaller Tesco Metro on Dundas Street as well as other independent shops, cafes and bars.


Further afield, John Lewis, Harvey Nichols and the Omni Centre with multi screen cinemas are a mere 10 minutes walk as is the National Portrait Gallery on Queens Street, with the main shopping streets of Princes Street and George Street close at hand.


Ample green public space is well within walking distance, with George V Park, Inverleith Park and The Royal Botanics easily accessible as are the many and varied cycle paths surrounding the city.  Residents are eligible to apply for membership to Queen’s Street Gardens East.


There is excellent school provision in the area including Broughton Primary, Drummond Community High, St Mary’s RC primary and St Thomas of Aquin’s RC High with private schools such as Fettes College and The Edinburgh Academy close by.


Bus and Tram networks provide access to all areas of the city including direct trams to Edinburgh Airport.  Edinburgh Waverley and Haymarket Rail stations, access to the city bypass to A1 south and north to Glasgow and the Queensferry Crossing to Fife are within easy reach.

35 1f2 Scotland Street, Edinburgh.jpg

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, Virgin media broadband, telephone (subject to telephone providers’ regulations).







Council Tax Band Category:  E





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