13/1 BELL'S BRAE
Edinburgh EH4 3BJ
1
2
2
887
Beds
Receptions
Baths
Sq Ft
Nestled in the heart of the picturesque Dean Village, this beautifully presented ground floor flat offers a rare opportunity to acquire a spacious home in one of Edinburgh’s most sought-after locations. With a generous internal area of approximately 887 sq ft, the property combines period charm with modern comfort, making it ideal for both homeowners and investors.
The accommodation is in excellent condition throughout and features a bright and airy sitting room, providing a welcoming space with ample room for relaxation and entertaining. The stylish kitchen / dining room is fitted with contemporary units, designed for both everyday use and social dining. The principal bedroom is particularly impressive, and benefits from a modern en-suite bathroom, offering both privacy and comfort. A second double bedroom, provides excellent flexibility as a guest room, study, or nursery. In addition, the property includes a well-appointed shower room and a practical utility space, ensuring convenience for modern living.
Externally, the flat enjoys an enviable position in the tranquil setting of Dean Village, just moments from the Water of Leith Walkway, while also being within easy walking distance of Edinburgh’s vibrant city centre, Stockbridge, and the West End.
This superb ground floor flat is ready to move into and will appeal to professionals, downsizers, and anyone looking to enjoy a blend of peaceful riverside living with all the amenities of the capital close at hand.
1
2
2
887
Beds
Receptions
Baths
Sq Ft
Nestled in the heart of the picturesque Dean Village, this beautifully presented ground floor flat offers a rare opportunity to acquire a spacious home in one of Edinburgh’s most sought-after locations. With a generous internal area of approximately 887 sq ft, the property combines period charm with modern comfort, making it ideal for both homeowners and investors.
The accommodation is in excellent condition throughout and features a bright and airy sitting room, providing a welcoming space with ample room for relaxation and entertaining. The stylish kitchen / dining room is fitted with contemporary units, designed for both everyday use and social dining. The principal bedroom is particularly impressive, and benefits from a modern en-suite bathroom, offering both privacy and comfort. A second double bedroom, provides excellent flexibility as a guest room, study, or nursery. In addition, the property includes a well-appointed shower room and a practical utility space, ensuring convenience for modern living.
Externally, the flat enjoys an enviable position in the tranquil setting of Dean Village, just moments from the Water of Leith Walkway, while also being within easy walking distance of Edinburgh’s vibrant city centre, Stockbridge, and the West End.
This superb ground floor flat is ready to move into and will appeal to professionals, downsizers, and anyone looking to enjoy a blend of peaceful riverside living with all the amenities of the capital close at hand.
1
2
2
887
Beds
Receptions
Baths
Sq Ft
1
2
2
887
Beds
Receptions
Baths
Sq Ft
Floor Plan
Entrance vestibule, hallway, sitting room/ dining room / kitchen, principal bedroom with built-in storage and ensuite bathroom, second double bedroom, family shower room, utility room.
External:
Off street parking, for exclusive use by the residents
Summary of Accommodation
Nestled in the heart of the picturesque Dean Village, this beautifully presented ground floor flat offers a rare opportunity to acquire a spacious home in one of Edinburgh’s most sought-after locations.
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
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.
Matterport 3D Tour
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General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
F
EH4 3BJ
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
Dean Village is one of Edinburgh’s most picturesque and sought-after areas, tucked away on the banks of the Water of Leith yet only a short walk from the city centre. Once a milling hamlet, the village is now a tranquil conservation area characterised by cobbled streets, historic buildings, and leafy riverside walks. Its peaceful setting offers a unique sense of escape from the bustle of the city, while still being within easy reach of everything Edinburgh has to offer.
From Dean Village, residents can enjoy scenic walks along the Water of Leith leading to Stockbridge, the Gallery of Modern Art, and beyond, while the West End and Princes Street are just a few minutes away on foot. The area is also well served by a range of local amenities in nearby Stockbridge, including independent shops, cafés, bars, and restaurants.
Excellent transport links are available with frequent bus services nearby, and Haymarket Station is easily accessible for rail connections across Scotland and beyond. For professionals, students, or anyone seeking an unrivalled central location, Dean Village offers both convenience and lifestyle in abundance.
13/1 BELL'S BRAE
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