40 Ann Street, Edinburgh, EH4 1PJ


Viewed as one of the most desirable and prestigious residential addresses in Edinburgh, Ann Street is a row of elegantly proportioned Georgian townhouses designed by renowned portrait artist Henry Raeburn and named after his wife.

Seen as an early work of the prominent architect James Milne, Ann Street is a fine example of early 19th century classical architecture located in the heart of Edinburgh’s historic New Town, a designated UNESCO World Heritage Site.

40 Ann Street is an exceptional A-listed townhouse packed with period character and a wealth of original features including Georgian sash and case windows with working shutters, flagstone flooring, ornate cornice work and decorative fireplaces.

The handsome five-bedroom sandstone property benefits from an extension to the top floor of the original building.  The house now spans four floors, so it is today, one of the larger properties on the picturesque, cobbled street.

The well-presented accommodation features an attractive mix of classic interiors and chic contemporary décor that is stylish and timeless.

Planning permission and listed building consents are already in place which will allow the new owners the option to install a large kitchen in the lower ground floor should they so wish.  Furthermore, the exterior of the property has recently been sympathetically renovated to the highest standard with the addition of a new lead roof and the overhauling of all the exterior stonework and guttering.

The property sits on the doorstep of Stockbridge with its vibrant village atmosphere and excellent local amenities, Inverleith Park and the Royal Botanic Gardens.

It is also just only a short walk to all the attractions in Edinburgh’s city centre and lies within easy reach of the city’s major transport links.

John Wybar

Sales Manager


Property Details & Description


Summary of Accommodation 


Ground Floor

Entrance Vestibule, Reception Hall, Drawing Room, Kitchen-Dining Room, Utility/Cloakroom Room with Wash Basin & Enclosed WC


First Floor

Master Bedroom, Walk-In Wardrobe Cupboard, Second Double Bedroom, Bathroom with Roll Top Bath, WC & Hand Basin


Second Floor

Two Further Double Bedrooms, One Single Attic Room, Family Shower Room with WC & Integrated Hand Basin & Base Storage Cupboard


Lower Ground Floor

Open Plan Family Living-Dining-Entertaining Space with Self-Contained Cupboard with Sink & Storage, Hallway Storage Cupboard, Utility Room, Shower Room with Hand Basin, Further WC Room


Outside Space

Basement Inner Courtyard to the Front of the House with Two Storage Cellars, Landscaped Front Garden with Mature Trees & Floral Borders, Further Garden to the Rear of the Property with Decorative Stone-Paved Seating Area, Perennial Planting & Leafy Shrubbery



Residents’ Permit is available on Ann Street and Pay & Display Parking on adjoining Upper Dean Terrace 



Ann Street is situated in a prime, central location in the heart of the Edinburgh New Town, a UNESCO World Heritage Site.  It lies within an affluent residential area just a stone’s throw from the Water of Leith walkway, an attractive 13-mile cycling and walking riverside footpath. It sits opposite to the Dean Gardens, seven acres of private parkland with a children’s play park that residents can apply for membership. Also nearby is the members-only Dean Tennis Club and The Grange Cricket & Tennis Club.  The property sits on the doorstep of cosmopolitan Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and weekly Sunday food market.  It is also well served by several small convenience supermarkets whilst Waitrose, M&S and Sainsbury’s are all within easy reach. Stockbridge borders Inverleith Park, where you’ll find community tennis courts and a children’s play park and is adjacent to the world-renowned Royal Botanic Gardens.  The property lies just a short walk away from Princes Street and George Street, the city’s main shopping streets as well as the designer stores along Multrees Walk, at Harvey Nichols and the new St James Quarter (opening June 2021) as well as some of Scottish capital’s world -class museums, art galleries and historic attractions. It lies within easy reach of all the city’s financial and business district as well as Haymarket and Waverley stations and the excellent tram and bus links to Edinburgh International Airport.

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary as well as Broughton High School. There are plenty of private schools available locally with Fettes College, The Edinburgh Academy, Erskine Stewarts Melville Schools (ESMS), and St George’s School for Girls close by.



With a tranquil setting, the property sits back from the charming, cobbled street. The property is accessed via a pretty wrought iron gate and a stone pathway that leads you through the beautiful lawned front garden to the grand columned Georgian portico and front door. The spacious and stylish entrance vestibule features original flagstones and decorative cornicing and leads into the elegant reception hall. From here the original stone staircase with decorative cast iron and mahogany balustrade curves up to the upper floors whilst another staircase leads down to the downstairs living spaces. The hallway is bathed in natural light from an overhead cupola. The property combines the elegance of Georgian living with its wealth of period features with contemporary fixtures, furnishings and fabrics.



Ground Floor:

  • A beautiful bow-ended sitting room with curved entrance door, decorative cornice work, ornate rose ceiling circle and original wood floorboards take centre stage on this floor. The rare 17th century Delft tiles are of particular note in the original black marble fireplace with its ‘Jotul’ coal effect cast-iron stove and slate hearth. Two large Georgian sash windows with working shutters and window seats with in-built storage underneath overlook the pretty front garden. One entire wall of this well-dressed room is devoted to a fitted bookshelf and there are two further bookshelves either side of the fireplace.  

  • Designed by the Newcastle Kitchen Company, the well-equipped kitchen-dining room features a large sash window with impressive cityscape views and a large dining table in the centre of the room. There is a wall of base and wall kitchen cabinets, maple worktops and integrated appliances including a Siemens electric oven with gas hob, sink, washing machine and fridge/freezer. Adjacent to the kitchen is a utility room with a hand basin and an enclosed WC room.



Lower Ground Floor:

  • A carpeted staircase leads down to the lower ground floor which has recently been converted from a self-contained flat to a stunning contemporary-styled, magazine-worthy open plan sitting and dining room which is the ideal flexible space for modern family living and entertaining. There are two in-built storage cupboards behind the dining table with one housing a kitchen sink whilst there is a log burning stove set in the recess of the original fireplace in the living space.  Planning permission and listed building consents are already in place should the new owner wish to install a kitchen on this floor.

  • The inner hallway has a utility room, storage cupboard and shower room with hand basin as well as access to the inner basement courtyard at the front of the property by way of a back door. There is also further WC room beside the French doors that open into the rear garden.


First Floor:

  • An original sweeping staircase leads up to the two upper floors and sits beneath a large ceiling cupola. Bathed in natural light from the three Georgian floors-to-ceiling sash windows, the stylish all-white master bedroom lies to the front of the property and benefits from decorative cornicework, ornate rose circle and an impressive white marble fireplace with decorative ironwork detailing. On the landing hallway there is a large walk-in wardrobe storage cupboard as well as an original butler’s tray.

  • There is another generously sized double bedroom with a tranquil position to the rear of the property with panoramic views across of the city skyline. The bedroom features wood flooring, an original fireplace with decorative tilework and an Edinburgh Press providing hanging and shelving storage.

  • Next door is a Victorian-styled bathroom with painted wood panelling, a roll top bath, basin and WC with a high-level vintage cistern. Planning permission and listed building consents are already in place if the new owner wishes to create a larger bathroom on this floor.


Second Floor:

  • There are two good sized double bedrooms with feature fireplaces on this floor with the one to the rear of the property offering panoramic views of the city skyline to the Firth of Forth. The adjacent stylish modern shower room with tongue and groove panelling offers similar views. The charming second bedroom has a double bed tucked under the eaves and a bay window with views over the cobbled street.   There is a further attic-style single bedroom with a new dormer window.


Outside Space:

  • Stone steps lead from the lower ground floor living space to an enchanting stone-walled enclosed garden with a decorative ‘setts’ stone patio with a delightful al fresco seating area. The pretty leafy garden benefits from evergreen shrubbery, mature trees and flowering plants. The front garden has a large expansive of lawn surrounded by well-established trees including a beautiful magnolia tree as well as wisteria, climbing roses and an herbaceous border. There are two large cellars off the inner stone-paved courtyard of the lower ground floor at the front of the property.


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: xxx






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