22A DRUMMOND PLACE
Edinburgh EH3 6PN
2
4
3
1,990
Beds
Receptions
Baths
Sq Ft
An exceptional main door lower ground and garden level flat extending to approximately 1,990 sq ft, offering beautifully presented four-bedroom accommodation in the heart of Edinburgh’s New Town.
Recently modernised to a high standard, the property combines elegant period proportions with contemporary open plan living, private outdoor space, excellent storage, and convenient city centre amenities, creating a superb family home in one of the city’s most sought-after addresses.
2
4
3
1,990
Beds
Receptions
Baths
Sq Ft
An exceptional main door lower ground and garden level flat extending to approximately 1,990 sq ft, offering beautifully presented four-bedroom accommodation in the heart of Edinburgh’s New Town.
Recently modernised to a high standard, the property combines elegant period proportions with contemporary open plan living, private outdoor space, excellent storage, and convenient city centre amenities, creating a superb family home in one of the city’s most sought-after addresses.
2
4
3
1,990
Beds
Receptions
Baths
Sq Ft
2
4
3
1,990
Beds
Receptions
Baths
Sq Ft
Floor Plan
Recently and comprehensively upgraded by the current owner, the property blends classic proportions with contemporary design. The standout feature is the impressive open plan kitchen, living, and dining space to the rear, which overlooks the private garden and forms the true heart of the home. The kitchen is beautifully appointed with integrated appliances, while the living area features an attractive gas fire as a focal point.
To the front of the lower ground floor is a well-proportioned sitting room with a south-facing window towards Drummond Place, providing an elegant and tranquil retreat. Across the hallway, under the traditional stone platt, lies a double bedroom, while a stylish modern family bathroom with separate shower completes the accommodation on this level.
At garden level, the principal bedroom is particularly impressive in scale and benefits from its own contemporary en-suite shower room. Two further bedrooms are located to the front, with light wells ensuring excellent natural light. An additional shower room is accessed from the hallway. This level also provides excellent storage throughout, together with a practical utility room at the rear housing the washing machine, tumble dryer, and boiler.
A rear door opens onto steps descending to the private garden, which is predominantly hard landscaped for ease of maintenance and complemented by mature planted beds. There is direct access to a rear lane, allowing for convenient removal of garden waste.
To the front, the property further benefits from a private area and access to three under-pavement cellars, offering valuable additional storage.
Summary of Accommodation
22A Drummond Place is an exceptional main door lower ground and garden level flat extending to approximately 1,990 sq ft, offering beautifully presented four-bedroom accommodation in the heart of Edinburgh’s New Town
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
B
EH3 6PN
Freehold
March 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:
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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
Drummond Place is one of Edinburgh’s most prestigious addresses, situated within the city’s iconic New Town, a UNESCO World Heritage Site celebrated for its elegant Georgian architecture, grand squares, and well-planned streets. The property enjoys a tranquil setting while remaining exceptionally convenient for city living.
The location provides immediate access to the vibrant amenities of Stockbridge and Broughton Street, with an abundance of independent cafés, restaurants, boutiques, and artisan shops. Cultural attractions, including the Scottish National Gallery, the Royal Scottish Academy, and the Assembly Rooms, are all within walking distance, as is the renowned St James Quarter with its premium shopping, dining, and entertainment options.
For outdoor recreation, the property is close to Inverleith Park and the Royal Botanic Garden, offering extensive green space, walking paths, and opportunities for sports and leisure. The surrounding New Town squares provide peaceful communal gardens, enhancing the sense of privacy and calm in a central location.
Families will find excellent schooling nearby, with a selection of highly regarded state and private schools within easy reach. Healthcare and other essential services are also readily accessible.
Transport links are excellent, with Waverley Station, the Edinburgh tram network, and frequent bus services providing fast and easy access to all parts of the city and beyond. Key road connections, including the A1 and Edinburgh City Bypass, are also conveniently located for travel further afield.
For motorists, residents benefit from permit parking in the surrounding streets, with convenient pay-and-display bays also available nearby, making city centre parking manageable and straightforward.
This combination of elegance, convenience, and lifestyle amenities makes Drummond Place one of the most sought-after addresses in Edinburgh, offering the perfect balance of city centre living with a sense of privacy, community, and practical accessibility.
22A DRUMMOND PLACE
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