44/1 Thirlestane Road, Edinburgh, EH9 1AW


An exceptionally spacious four-bedroom property that forms part of a handsome sandstone tenement situated in Marchmont, one of Edinburgh’s most popular residential addresses.  With access to an attractive communal garden, the generously proportioned first-floor flat also benefits from several original period features including sash and case windows, ceiling cornicing and wood-parquet flooring.

The property is presented to the market in needs of some modernisation but is a great opportunity, and provides a blank canvas, for a potential buyer to acquire a substantial property to create either a family home or as a rental investment. Due to its location near Edinburgh and Napier Universities, it would be an excellent buy-to-let investment and the property currently has a valid HMO license.

Situated on a traditional cobbled road within easy walking distance to Edinburgh’s city centre, Thirlestane Road is a stone’s throw from The Meadows - a large leafy park with public tennis courts and children’s play parks. There are excellent local amenities nearby and the well-regarded James Gillespie School is on the doorstep.

Brodie Ballantine

Sales Negotiator


Property Details & Description



Large Hallway, Four Double Rooms, Shower Room with Basin & WC, Box Room/Study, Sitting Room, Kitchen-Dining Room, Laundry/Utility Room, Two Hallways Storage Cupboards, Gas Central Heating


Outside Space

Communal Entrance Hall & Stairwell, Shared Residents Communal Garden

On-Street Permit Holders Parking & Metered Parking



The first-floor property is accessed by way of a well-maintained, green-tiled communal hallway and stone staircase.  The four generously proportioned double bedrooms are located on either side of the spacious entrance hall with two of the bedrooms overlooking the landscaped communal garden to the rear of the property and two overlooking the cobbled street to the front. The two largest of the light-filled bedrooms feature double-paned windows with one featuring an attractive decorative glass-fronted Edinburgh Press with storage cupboard below. 

Overlooking the tranquil front of the property, the good-sized sitting room benefits from lots of natural light that floods in through the large sash and case bay window, a wood parquet floor and a decorative-glass fronted Edinburgh Press. There is one bathroom featuring a large walk-in shower cubicle, hand basin, heated towel rail and WC. At one end of the entrance hall is a flexible-use boxroom/study whilst at the other end there is a large walk-in storage cupboard.

The open-plan kitchen features an integrated electric cooker with a gas hob and an extractor fan, a sink, a ceiling wood pulley for clothes drying, base storage drawers and cupboards. There is a separate recessed area housing the fridge/freezer and a large space for the dining table that sits next to the window overlooking the garden.   To the rear of the kitchen, there is an open-sided utility room housing an additional sink and ample room for a washing machine and dryer.

Edged by a pretty floral border, the large well-maintained landscaped shared residents garden is accessed from a doorway at the base of the stairwell.



Thirlestane Road is situated in the highly desirable residential area of Marchmont, where you will find a wide range of cafés and restaurants. The location is well served with local amenities including a Margiotta Food & Drink and a Sainsbury’s Local whilst there is a Waitrose supermarket and M&S Food Hall in nearby Morningside. Furthermore, there are many independent shops, delis, cafes and lifestyle stores in the cosmopolitan area of Bruntsfield just a short walk away.


The property is situated just one mile south of Edinburgh’s UNESCO-listed Old Town, separated by the leafy green expanse of The Meadows, where you will find tennis courts, children’s play parks and a pitch and putt course.  In terms of other recreational activities, there is swimming pool and fitness classes at the historic Warrender Swim Centre which lies across from the property. Also close by is The Meadows Tennis Club and Prestonfield Golf Club and there are many scenic walking trails in nearby Holyrood Park, the Hermitage of Braid and Blackford Hill. The area benefits from a wide range of entertainment options including the Dominion, a popular independent cinema, The Church Hill Theatre, The Kings Theatre and the Edinburgh Film House.


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


Thirestane Road falls into the catchment area for the highly regarded James Gillespie’s High School and Primary School, which is located just a street away from the property, as well as further options at Bruntsfield and Sciennes Primary Schools and Boroughmuir High School. Private options are available nearby at George Watson’s College and George Heriot’s School.


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 By-Pass that links into Central Scotland’s motorway network, the Queensferry Crossing to Fife and the A1 to East Lothian.

44, 1F1 Thirlestane Road.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, 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 June 2021 – First Issue