10 GROVE STREET
Edinburgh EH3 8BB
2
5
3
2,573
Beds
Receptions
Baths
Sq Ft
An exceptional and fully refurbished three-storey Georgian townhouse forming part of an elegant West End terrace, with a private rear garden, high-quality contemporary extension, and excellent access to the city centre and Haymarket Station.
Arranged over the ground, first and second floors, 10 Grove Street is an attractive and well-proportioned home extending to approximately 2,573 sq ft. The property has been comprehensively refurbished by the present owners to an exacting standard, combining classical Georgian proportions with contemporary design, modern services, and high-quality finishes throughout.
A particular highlight is the impressive rear extension, which enhances light and flow and opens directly onto the property’s private rear garden, creating an excellent balance of elegant reception space and practical modern living.
2
5
3
2,573
Beds
Receptions
Baths
Sq Ft
An exceptional and fully refurbished three-storey Georgian townhouse forming part of an elegant West End terrace, with a private rear garden, high-quality contemporary extension, and excellent access to the city centre and Haymarket Station.
Arranged over the ground, first and second floors, 10 Grove Street is an attractive and well-proportioned home extending to approximately 2,573 sq ft. The property has been comprehensively refurbished by the present owners to an exacting standard, combining classical Georgian proportions with contemporary design, modern services, and high-quality finishes throughout.
A particular highlight is the impressive rear extension, which enhances light and flow and opens directly onto the property’s private rear garden, creating an excellent balance of elegant reception space and practical modern living.
2
5
3
2,573
Beds
Receptions
Baths
Sq Ft
2
5
3
2,573
Beds
Receptions
Baths
Sq Ft
Floor Plan
The accommodation is generous and versatile, ideally suited to modern family living and entertaining, and enhanced throughout by high-quality finishes and integrated technology.
Ground Floor
The property is entered via an impressive entrance vestibule, leading into a reception hall featuring a classic Georgian staircase rising to the upper floors. Herringbone oak flooring runs throughout the ground floor, setting a refined tone from the outset.
To the front of the house is an elegant sitting room with two large sash windows overlooking Grove Street and a central fireplace, creating a warm and welcoming reception space.
To the rear, the house opens into a superb open-plan kitchen and dining room, newly formed as part of the extension. The kitchen, supplied and fitted by Peden & Pringle, features high-quality integrated appliances, a central island, and excellent storage. Patio doors provide direct access to the rear garden, making this an ideal space for both everyday living and entertaining.
Also to the rear is a fifth bedroom, equally suitable as a home office or guest bedroom, together with an en-suite WC.
Under the staircase, a bespoke wine cellar, capable of storing in excess of 200 bottles, adds a distinctive and practical feature.
First Floor
The first floor offers particularly impressive accommodation, centred around a magnificent principal bedroom to the front of the house. This room enjoys three large sash windows, a central fireplace, and excellent proportions.
To the rear of the principal bedroom is a dedicated dressing area. There is also a luxury en-suite bathroom by Victor Paris, fitted with high-quality sanitaryware and a separate shower.
Also on this level is a further generous double bedroom, quietly positioned to the rear, together with a stylish family bathroom, also by Victor Paris, overlooking the garden and incorporating a separate shower and a wall-fitted television.
Second Floor
The second floor provides two further double bedrooms, both located to the rear of the property.
To the front, a cleverly designed utility room has been formed within the eaves, offering dedicated washing and drying facilities conveniently positioned close to the bedroom accommodation.
A shower room completes this level and is fitted with a full commercial-grade steam room.
Above the staircase is an impressive central cupola, allowing natural light to flood through the heart of the house to the ground floor - a striking architectural feature that enhances the sense of space and light throughout.
Technology
The house is comprehensively automated and equipped with an integrated music system and URC Control, enabling centralised control of televisions, audio systems, streaming devices, lighting, thermostats, and security cameras. The property has previously won an automation award (details available upon request).
Outside
To the rear is a private, low-maintenance garden, designed with a seating area and raised planted beds, providing a peaceful and practical outdoor space for entertaining or everyday enjoyment.
The roof has been comprehensively refurbished within the last six years.
Parking
The property benefits from permit parking (Zone 4), available on Grove Street and surrounding roads. There are also pay-and-display bays located directly across the road, providing convenient parking for visitors.
Summary of Accommodation
An exceptional and fully refurbished three-storey Georgian townhouse forming part of an elegant West End terrace, with a private rear garden, high-quality contemporary extension, and excellent access to the city centre and Haymarket Station
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 is strictly by appointment through the relevant office listing the property;
Wemyss Place - 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160
Edinburgh South - 47-49 Morningside Road, Edinburgh, EH10 4AZ. Tel: 0131 287 7200
Viewings
Offers
With the exception of offers to developers or third parties, all other offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. 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.
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General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
C
EH3 8BB
Freehold
September 2025 - First Issue
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 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:
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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Location
10 Grove Street is situated in the highly sought-after Fountainbridge / West End area of Edinburgh, offering a prime city-centre location within easy walking distance of Haymarket Station, tram services to Edinburgh Airport, and the shops, restaurants and cultural attractions of Lothian Road, Princes Street and George Street.
The area is well served by a selection of highly regarded local schools, including Tollcross Primary School and Boroughmuir High School, making it appealing to families as well as professionals. Local amenities include cafés, bars, supermarkets and the popular Fountain Park Leisure Complex, while the Union Canal towpath, The Meadows and Bruntsfield Links provide excellent outdoor space nearby.
The location also benefits from close proximity to the £350 million Haymarket mixed-use development, which is transforming the area with new offices, public realm, retail and hospitality, further enhancing its long-term appeal.
Well connected by frequent bus services and combining traditional architecture with continued regeneration, this is a highly desirable and convenient city-centre location.
10 GROVE STREET
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