17/2 Learmonth Gardens

Stockbridge, Edinburgh, EH4 1HB

John Wybar

Director

0131 220 4160

john.wybar@rettie.co.uk

Kate Purdie

Sales Negotiator

0131 322 2666

kate.purdie@rettie.co.uk

Stockbridge, Edinburgh, EH4 1HB

2 Receptions
3 Beds
2 Baths
2110 Sq ft

Occupying the upper levels of an elegant period building in one of Edinburgh’s most desirable residential addresses, 17/2 Learmonth Gardens is an exceptional three-bedroom double upper flat extending to over 2,100 sq ft. Presented in excellent condition throughout, the property offers beautifully proportioned accommodation across two principal floors, combining the character and scale of a traditional Edinburgh home with the practicality required for modern living.

Via the entrance on the ground floor, stairs lead to the main accommodation, where a spacious and welcoming hall gives access to an outstanding reception level. The magnificent drawing room is a particular highlight, benefiting from generous proportions, a striking bay window and fantastic elevated views across the surrounding area. Complementing this are a substantial dining room and a well-appointed dining kitchen, creating superb spaces for both everyday family life and entertaining. A convenient WC completes this floor.

The upper level provides three generously sized double bedrooms, all enjoying excellent proportions and abundant natural light. The principal bedroom benefits from an en suite shower room, while a contemporary family bathroom serves the remaining accommodation. Excellent storage is incorporated throughout, enhancing the practicality of the home.

The property enjoys an enviable position on Learmonth Gardens, a highly sought-after address on the border of Comely Bank and Stockbridge. The elevated position of the flat affords wonderful open views, further enhancing the sense of space and light throughout. Residents are perfectly placed to enjoy the extensive range of independent cafés, restaurants, boutiques and green spaces that make this part of Edinburgh so popular, while the city centre remains within easy walking distance.

Offering exceptional proportions, fantastic views, three double bedrooms and beautifully presented accommodation throughout, this is a rare opportunity to acquire a superb double upper home in one of Edinburgh’s most prestigious and desirable locations.

John Wybar

Director

0131 220 4160

john.wybar@rettie.co.uk

Kate Purdie

Sales Negotiator

0131 322 2666

kate.purdie@rettie.co.uk

Summary of Accommodation

Summary of Accommodation

A welcoming entrance hall on the ground floor provides access to the main accommodation above. The first floor offers excellent living and entertaining space, comprising an impressive drawing room with a large bay window to the front, a generous dining room, and a well-appointed dining kitchen. A central hall connects the principal reception rooms and includes a convenient WC.

The second floor hosts the bedroom accommodation, with three spacious double bedrooms arranged around a central landing. The principal bedroom benefits from an en suite shower room, while a stylish family bathroom serves the remaining bedrooms. Generous storage is provided throughout, with a number of integrated cupboards on both levels.

Outside Space:
Resident's have access to Learmonth Residents Gardens. Permit holder and metered parking is available on the surrounding streets.

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:

G

EPC Rating:

D

Postcode:

EH4 1HB

Tenure:

Freehold

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.
All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie's Privacy Policy and Coadjute's Data Security Statement.
  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

Situated in the heart of Comely Bank, Learmonth Gardens is one of Edinburgh’s most sought-after residential addresses, offering a peaceful, leafy setting just moments from the city centre. Characterised by its handsome period architecture and attractive residents’ gardens, the area combines a tranquil neighbourhood atmosphere with excellent access to a wide range of amenities. Residents enjoy exclusive access to the beautifully maintained Learmonth Gardens, a private two-acre garden square that provides a rare and highly desirable green retreat.

The vibrant villages of Stockbridge and Comely Bank are within easy walking distance, offering an excellent selection of independent cafés, restaurants, bars, artisan food shops and boutiques, alongside everyday conveniences including a Waitrose supermarket. The West End, New Town and Edinburgh city centre are also easily accessible, making the location ideal for professionals, families and downsizers alike.

For outdoor enthusiasts, nearby Inverleith Park, the Royal Botanic Garden Edinburgh and the Water of Leith Walkway provide outstanding opportunities for recreation and leisurely walks. The area is also well served by public transport, with regular bus services and convenient access to Edinburgh’s tram network, Haymarket and Waverley stations, while Edinburgh Airport and the city bypass are easily reached by road. Excellent state and private schooling options are available nearby, further enhancing the area's appeal.

Contact us

    John Wybar

    Director

    0131 220 4160

    john.wybar@rettie.co.uk

    Kate Purdie

    Sales Negotiator

    0131 322 2666

    kate.purdie@rettie.co.uk