7 Rutland Court Lane

West End, Edinburgh, EH3 8ES

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Kate Purdie

Sales Negotiator

0131 322 2666

kate.purdie@rettie.co.uk

West End, Edinburgh, EH3 8ES

3 Beds

Tucked away in a secluded and peaceful position in the heart of Edinburgh’s West End, this superb main-door, ground-floor flat offers an exceptional combination of city-centre convenience and private outdoor living. Presented in great condition throughout, the property is complemented by a beautifully manicured, South-facing garden, a rare and highly desirable feature in this location.

Accessed via its own private entrance, the accommodation is generous and well-proportioned, extending to approximately 116 sq m (1,246 sq ft). A welcoming entrance vestibule leads into a long central hallway, providing access to all rooms and excellent storage.

The lounge/dining room is a standout space- bright, spacious and ideal for both everyday living and entertaining, with French doors opening directly to the garden, allowing afternoon and evening sun to flood the room. The adjacent kitchen is well laid out and practical, offering ample worktop and storage space while remaining separate from the main living area.

There are three bedrooms, including a particularly large principal bedroom, a second generous double, and a third room ideal as a guest bedroom, home office or study. The property is served by a family bathroom, a separate WC, and additional built-in storage cupboards, enhancing everyday functionality.

Having been recently renovated by the current owners to an exceptionally high standard, the home is truly turnkey. Notably, the property has an air-source heat pump, which provides underfloor heating throughout the flat.

Externally, the private South-facing garden is a true highlight- carefully maintained and offering a tranquil, sheltered setting that feels far removed from city life, yet lies just moments from Edinburgh’s finest amenities.

Located in one of the city’s most prestigious neighbourhoods, Rutland Court Lane enjoys immediate access to the West End, Princes Street, Haymarket Station, and an excellent selection of cafes, restaurants and cultural attractions, all while retaining a quiet, tucked-away atmosphere.

This is a rare opportunity to acquire a main-door city-centre flat with a private garden, combining space, privacy and an enviable location in one of Edinburgh’s most sought-after addresses.

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Kate Purdie

Sales Negotiator

0131 322 2666

kate.purdie@rettie.co.uk

Summary of Accommodation

Accommodation comprises:
Entrance vestibule, hallway, lounge/dining room with French Windows leading to the garden, principal bedroom with built-in storage, second double bedroom, 3rd bedroom, family bathroom, separate WC, secure entry system

Outside Space:
The property benefits from an enclosed private garden and on-street permit parking.

General Remarks & Information

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.

Services:

Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Viewing:

By appointment through Edinburgh. 11 Wemyss Place, Edinburgh, EH3 6DH. Email: edinburghsales@rettie.co.uk Tel: 0131 220 4160

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Postcode:

EH3 8ES

This property and other properties offered by Rettie & Co. & Rettie LLP's. can be viewed on our website at www.rettie.co.uk as well as Rightmove, OnTheMarket and The London Office.

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Rettie, their clients and any joint agents give notice that:

  1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
  2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
  3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
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. Rettie use electronic verification, if this is not possible original documents are acceptable.
  1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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 misstatement 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.

Location

Edinburgh’s West End is one of the city’s most desirable and prestigious neighbourhoods, celebrated for its elegant architecture, leafy streets and exceptional central convenience. Lying at the western edge of the New Town, the area is characterised by handsome Victorian and Georgian terraces, tranquil mews lanes and a refined residential atmosphere, all just moments from the heart of the capital.
The West End offers an outstanding lifestyle, with a wide selection of independent cafés, acclaimed restaurants, stylish bars and cultural venues close at hand. Princes Street, George Street and the financial district are within easy walking distance, while nearby green spaces such as Princes Street Gardens and the Water of Leith Walkway provide welcome outdoor escapes.
Transport links are excellent. Haymarket Station is a short walk away, offering regular rail services across Scotland and direct links to Edinburgh Airport via the tram. The tram network, bus routes and road connections ensure effortless access throughout the city and beyond.
Despite its central position, the West End is prized for its peaceful feel, with many quiet streets and secluded pockets that offer privacy rarely found in city-centre living. Combining elegance, convenience and tranquillity, Edinburgh’s West End remains a consistently sought-after location for professionals, downsizers and families alike.

Contact us

    Alex Vine

    Valuer

    0131 322 2657

    alex.vine@rettie.co.uk

    Kate Purdie

    Sales Negotiator

    0131 322 2666

    kate.purdie@rettie.co.uk