13/2 FOUNTAINHALL ROAD
Edinburgh EH9 2LN
3
4
2
2014
Beds
Receptions
Baths
Sq Ft
13/2 Fountainhall Road is a bright and spacious 4-5 bedroom double upper apartment, with a private front garden, located in the highly sought-after Grange area. Forming part of an elegant Victorian conversion, the property spans the first and second floors and offers generous proportions, flexible living accommodation, and a superb layout well suited to modern family life. The accommodation would now benefit from a degree of modernisation throughout.
Accessed via a shared ground-floor entrance, a staircase leads to an impressive first-floor landing. The living room is an elegant and welcoming space, featuring high ceilings and large windows, and is ideal for both entertaining and everyday relaxation. Also positioned to the front of the building is a study/bedroom five, which provides an excellent home-working space and could equally function as a comfortable double bedroom.
To the rear of the first floor, the spacious kitchen/breakfast room offers an inviting setting for daily dining, with generous worktop space and excellent storage, creating another sociable hub of the home. The dining room is a further versatile space, suitable for use as an additional bedroom, family room, or secondary sitting room. A well-appointed family bathroom completes the first floor, serving the reception areas and providing added convenience for guests.
The original staircase continues to the second floor, which is flooded with natural light from an impressive cupola overhead. The principal bedroom enjoys excellent natural light and generous floor space to accommodate a full suite of bedroom furniture. The remaining accommodation on this level comprises three further well-proportioned double bedrooms, a bathroom with shower, and a large storage cupboard.
Externally, the property benefits from an attractive, enclosed front garden with ample space for outdoor seating.
3
4
2
2014
Beds
Receptions
Baths
Sq Ft
13/2 Fountainhall Road is a bright and spacious 4-5 bedroom double upper apartment, with a private front garden, located in the highly sought-after Grange area. Forming part of an elegant Victorian conversion, the property spans the first and second floors and offers generous proportions, flexible living accommodation, and a superb layout well suited to modern family life. The accommodation would now benefit from a degree of modernisation throughout.
Accessed via a shared ground-floor entrance, a staircase leads to an impressive first-floor landing. The living room is an elegant and welcoming space, featuring high ceilings and large windows, and is ideal for both entertaining and everyday relaxation. Also positioned to the front of the building is a study/bedroom five, which provides an excellent home-working space and could equally function as a comfortable double bedroom.
To the rear of the first floor, the spacious kitchen/breakfast room offers an inviting setting for daily dining, with generous worktop space and excellent storage, creating another sociable hub of the home. The dining room is a further versatile space, suitable for use as an additional bedroom, family room, or secondary sitting room. A well-appointed family bathroom completes the first floor, serving the reception areas and providing added convenience for guests.
The original staircase continues to the second floor, which is flooded with natural light from an impressive cupola overhead. The principal bedroom enjoys excellent natural light and generous floor space to accommodate a full suite of bedroom furniture. The remaining accommodation on this level comprises three further well-proportioned double bedrooms, a bathroom with shower, and a large storage cupboard.
Externally, the property benefits from an attractive, enclosed front garden with ample space for outdoor seating.
3
4
2
2014
Beds
Receptions
Baths
Sq Ft
3
4
2
2014
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor: Shared Entrance Vestibule
First Floor: Landing Hallway, Living Room, Kitchen, Dining Room, Study/Fifth Bedroom, Bathroom, Large Storage Cupboard
Second Floor: Principal Bedroom, Three Further Bedrooms, Bathroom, Storage Cupboard
External Space: Private & Enclosed Garden to the Front
Summary of Accommodation
13/2 Fountainhall Road is a bright and spacious 4-5 bedroom double upper apartment, with a private front garden, located in the highly sought-after Grange area.
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.
Matterport 3D Tour
General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
C
EH9 2LN
Freehold
February 2026 - 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:
-
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.
-
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.
-
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 Grange, one of Edinburgh’s most prestigious and sought after residential neighbourhoods enjoys a great balance of peaceful yet highly convenient living. This leafy conservation area is renowned for its elegant Victorian architecture, wide tree lined streets, and strong sense of community.
Excellent local amenities are close at hand, including independent shops, cafés, and restaurants in nearby Marchmont, Bruntsfield, and Newington. The property is also ideally positioned for access to some of the city’s finest schools, as well as The Meadows, Blackford Hill, and a range of recreational facilities. With regular bus links and easy routes into the city centre, the location offers the perfect balance of tranquillity and connectivity.
13/2 FOUNTAINHALL ROAD
Follow Us
Property For Sale Property For Rent Terms of Use Privacy Policy Cookies Policy Financial Services Complaints
Copyright © 2025 Rettie & Co. All rights reserved.
Microsite design & build by Propertyflix copyright © 2025, in partnership with SquareFoot.