Ideally located in the heart of Edinburgh’s vibrant West End, 20/3 Spittal Street is an appealing first‑floor two‑bedroom flat offering bright, well‑proportioned accommodation perfectly suited to first‑time buyers, city professionals, investors, or those seeking a centrally placed pied‑à‑terre. Positioned close to Lothian Road, the Grassmarket and the Old Town, the property benefits from exceptional access to cafés, restaurants, shops and transport links. The flat is reached via a traditional communal stair and opens into a generous entrance hall leading to all rooms, including a spacious lounge/dining room providing excellent space for relaxation and entertaining. The well‑planned kitchen sits conveniently off the lounge, while two comfortable double bedrooms offer flexible sleeping or home‑working options. The property also includes a modern shower room and a separate WC, enhancing daily practicality. With a gross internal area of 615sqft, this attractive home combines character, convenience and an enviable central location, making it an excellent opportunity within one of Edinburgh’s most desirable districts.
West End, Edinburgh, EH3 9DT
West End, Edinburgh, EH3 9DT
Summary of Accommodation
Entrance Hallway, Lounge/Dining Room, Kitchen, Bedroom One, Bedroom Two, Shower Room, W.C.
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 Rettie 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:
CEPC Rating:
CPostcode:
EH3 9DTTenure:
FreeholdParticulars Prepared:
March - 2026Internet Website
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.
Servitude Rights, Burdens & Wayleaves
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.
Important Notice
Rettie, their clients and any joint agents give notice that:
- 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.
- 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.
- 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.
Proof and source of Funds/Anti Money Laundering
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.
Misrepresentations
- 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.
- 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.
- 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 property’s strongest features, situated just moments from the cultural and commercial heart of the city. The West End is renowned for its characterful streets, artisan cafés, boutique shops, independent bars and easy access to major theatres, cinemas and green spaces. Excellent transport links are within walking distance, including frequent bus routes, tram connections to the airport and nearby Haymarket Station, offering convenient commuting options. Edinburgh’s historic landmarks, including the Castle, Princes Street Gardens and the Grassmarket, are all within easy reach, placing world‑class leisure, dining and shopping on the doorstep and making Spittal Street an exceptionally well‑connected and sought‑after place to live.