12 House O'Hill Road

Blackhall, Edinburgh, EH4 2AP

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Blackhall, Edinburgh, EH4 2AP

3 Receptions
5 Beds
2 Baths
2250 Sq ft

A beautifully refurbished and extended five-bedroom detached home, 12 House O’Hill Road offers outstanding family living in the highly sought-after Blackhall area of Edinburgh. Set on a generous corner plot, the property boasts a wrap-around garden, off-street parking for multiple vehicles, and a private garage, all within a peaceful residential setting just minutes from excellent schools, transport links, and local amenities.

This impressive home has been thoughtfully modernised throughout, blending contemporary design with spacious, flexible accommodation across two levels. The ground floor welcomes you with a bright and spacious entrance hall offering cloak storage and access to all principal rooms. To the front of the home is a charming bay-windowed sitting room, perfect for formal entertaining or relaxed evenings in. To the rear, a stunning open-plan kitchen, dining, and lounge area serves as the heart of the home, featuring a central island, sleek cabinetry, integrated appliances, and a cosy log burner. The adjoining conservatory provides an ideal sunlit space for family relaxation or garden views year-round.

Also on the ground floor are two generously sized double bedrooms, one of which could easily serve as a home office or guest suite, alongside a beautifully finished family bathroom with modern fittings and a walk-in shower. A well-equipped utility room provides further convenience, with direct access to the garden.

Upstairs, the first floor offers three further spacious double bedrooms, all benefiting from natural light and ample storage, including cleverly designed eaves access. A second contemporary family bathroom completes the upper level, offering flexibility for growing families or visiting guests.

Externally, the property continues to impress. The mature wrap-around garden is fully enclosed and ideal for children, pets, and entertaining, while the large driveway accommodates several vehicles with ease. The attached garage offers secure storage or potential for conversion (subject to permissions).

Alex Vine

Valuer

0131 322 2657

alex.vine@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Summary of Accommodation

Ground Floor:
Entrance Vestibule, Hallway, Sitting Room, Open-plan, Lounge/Kitchen/Dining Room, Conservatory, Utility Room, Two Double Bedrooms, Family Shower Room.

First Floor:
Principal Bedroom with Juliet Balcony, Two further Double Bedrooms, Family Bathroom, Eaves Storage.

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. Hot tub to be included in the sale.

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.

Council Tax Band:

F

EPC Rating:

C

Postcode:

EH4 2AP

Tenure:

Freehold

Particulars Prepared:

Oct - 2025

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

The location is one of the home's greatest assets. Nestled in the heart of Blackhall, one of Edinburgh’s most desirable and family-friendly neighbourhoods, 12 House O’Hill Road enjoys a peaceful, leafy setting with all the conveniences of city living close at hand. Blackhall is renowned for its strong community spirit, excellent local schooling, including the highly regarded Blackhall Primary and Royal High School and its proximity to a wide range of amenities. Just a short stroll away, you'll find a variety of independent shops, cafes, and services on nearby Hillhouse Road and Craigleith Retail Park, which offers larger supermarkets and high street stores.

Green spaces are abundant, with access to scenic walking and cycling routes such as the Blackhall Path, and nearby Corstorphine Hill offers panoramic views and woodland trails. The area is also well-served by public transport, with regular bus services providing swift links to the city centre, Edinburgh Airport, and beyond. For commuters, the A90 and City Bypass are easily accessible, connecting you efficiently to the rest of Edinburgh and the central belt.

Contact us

    Alex Vine

    Valuer

    0131 322 2657

    alex.vine@rettie.co.uk

    Brodie Ballantine

    Senior Sales Negotiator/Valuer

    0131 624 4082

    brodie.ballantine@rettie.co.uk