9 (2f2), Roseburn Drive

Roseburn, Edinburgh, EH12 5NR

Gavin Smith

Associate Director

0131 624 4081

gavin.smith@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Roseburn, Edinburgh, EH12 5NR

1 Receptions
3 Beds
1 Baths
893 Sq ft

Well appointed three-bedroom second-floor flat forming part of a traditional Edinburgh tenement, ideally situated in the ever-popular Roseburn area, close to Murrayfield Stadium and within easy reach of the city centre.

The property offers bright and spacious accommodation throughout, blending traditional charm with practical modern living. A welcoming hallway provides access to all rooms, leading to a generous living room with a large window and fireplace with living flame gas fire (currently disconnected). The contemporary kitchen/dining room sits to the rear, offering ample space for cooking, dining, and entertaining.

There are three well-proportioned bedrooms, with Bedroom 1 and Bedroom 2 both comfortable doubles, and Bedroom 3 ideal as a single bedroom, guest room, or home office. The modern bathroom is fitted with a white three-piece suite and over-bath shower. Two storage cupboards provide excellent additional space.

Externally, residents benefit from a well-maintained shared rear garden, ideal for relaxing outdoors.

Roseburn Drive enjoys a highly convenient location with excellent local amenities, cafes, and shops nearby, as well as superb transport links. Regular bus and tram services offer quick access to the city centre, Haymarket Train Station, and Edinburgh Airport, making it a perfect base for commuters and city lovers alike.

This property will particularly appeal to professionals, couples, young families, and parents purchasing for children studying in Edinburgh, as well as those seeking a second home close to the heart of the capital

Gavin Smith

Associate Director

0131 624 4081

gavin.smith@rettie.co.uk

Brodie Ballantine

Senior Sales Negotiator/Valuer

0131 624 4082

brodie.ballantine@rettie.co.uk

Summary of Accommodation

Second Floor
Entrance hallway, Living room, Dining kitchen, Two double bedrooms, One single bedroom, Bathroom

External
Communal Stair, Shared garden to the rear

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.

Council Tax Band:

D

EPC Rating:

C

Postcode:

EH12 5NR

Tenure:

Freehold

Particulars Prepared:

October 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

Roseburn Drive is situated in the popular suburb of Roseburn that lies to the west of the city centre, just a stone’s throw away from Murrayfield Stadium.

Roseburn is a popular area with families due to its close proximity to many parks and well-regarded schools such as Roseburn Primary School which is housed in a handsome red-sandstone Victorian building adjacent to Mill House. Roseburn Drive also falls into the catchment area for Craigmount High School and there are plenty of private schooling options with St. George’s School for Girls and Erskine Stewart’s Melville Schools (ESMS) close by whilst Fettes College, George Watson’s College and Edinburgh Academy are also within easy reach.

The property also borders Roseburn Park, a large expanse of green open space where you will find several sports pitches, a children’s play park and scenic walkways. You can access the Water of Leith Walkway from Roseburn which takes you in one direction to the Modern Art Gallery and cosmopolitan Stockbridge as well as linking into the city’s extensive cycle network. Within walking distance is Corstorphine Hill Nature Reserve that boasts over 140 acres of mature woodland criss-crossed with hiking trails.

There are plenty of recreational and leisure facilities in the locality with Murrayfield International Rugby Stadium and Murrayfield Ice Rink right on the doorstep. Also, nearby there is Edinburgh Zoo, Edinburgh Sports Club, Murrayfield Golf Club, Murrayfield Tennis Club and Tynecastle Football Stadium.
The area is well served by an excellent range of local amenities including a good selection of local shops, restaurants, bars, Sainsbury’s Murrayfield and a Tesco Metro at Roseburn. There is also a Marks & Spencer, Homebase and Sainsbury’s at the nearby Craigleith Retail Park.

As well as the frequent Tram service from the adjacent station, there are regular bus services from Roseburn into the city centre and Haymarket Station and westwards to Edinburgh International Airport. Also, within close proximity, are the Gyle Shopping Centre, the Edinburgh Business Park, the Royal Bank of Scotland HQ at Gogar and the City Bypass which links into Central Scotland’s motorway network.

Contact us

    Gavin Smith

    Associate Director

    0131 624 4081

    gavin.smith@rettie.co.uk

    Brodie Ballantine

    Senior Sales Negotiator/Valuer

    0131 624 4082

    brodie.ballantine@rettie.co.uk