22/13 KINELLAN ROAD
Edinburgh EH12 6ES
2
3
3
2,504
Beds
Receptions
Baths
Sq Ft
Forming part of an exclusive and highly regarded development, this beautifully presented and generously proportioned apartment offers a superb standard of modern living, set within stunning and meticulously maintained communal grounds. The development enjoys a peaceful yet well-connected setting, providing both privacy and convenience, and further benefits from lift access and underground parking for two cars.
Extending to a spacious and thoughtfully designed layout, the property is entered via a welcoming vestibule leading into a broad central hall, which seamlessly connects the principal living spaces. The impressive sitting room is particularly noteworthy, offering excellent proportions and an abundance of natural light, with direct access to a south-west private sun terrace, perfect for entertaining or relaxing.
The contemporary kitchen and dining room is equally striking, designed with both style and functionality in mind, and also benefits from access to an additional sun terrace. The property offers three well-sized double bedrooms, including a luxurious principal suite complete with ensuite bathroom and walk-in wardrobe. A second bedroom also features ensuite facilities, while a third bedroom is served by a separate shower room, ensuring excellent versatility for family living or guests. A separate snug/study provides further flexible accommodation.
A key feature of this outstanding home is its access to the beautifully landscaped communal grounds, offering a rare sense of space and tranquillity within the city. Further benefits include two allocated underground parking spaces within a secure residents’ garage, as well as a substantial private store located in the underground car park, ideal for additional storage.
2
3
3
2,504
Beds
Receptions
Baths
Sq Ft
Forming part of an exclusive and highly regarded development, this beautifully presented and generously proportioned apartment offers a superb standard of modern living, set within stunning and meticulously maintained communal grounds. The development enjoys a peaceful yet well-connected setting, providing both privacy and convenience, and further benefits from lift access and underground parking for two cars.
Extending to a spacious and thoughtfully designed layout, the property is entered via a welcoming vestibule leading into a broad central hall, which seamlessly connects the principal living spaces. The impressive sitting room is particularly noteworthy, offering excellent proportions and an abundance of natural light, with direct access to a south-west private sun terrace, perfect for entertaining or relaxing.
The contemporary kitchen and dining room is equally striking, designed with both style and functionality in mind, and also benefits from access to an additional sun terrace. The property offers three well-sized double bedrooms, including a luxurious principal suite complete with ensuite bathroom and walk-in wardrobe. A second bedroom also features ensuite facilities, while a third bedroom is served by a separate shower room, ensuring excellent versatility for family living or guests. A separate snug/study provides further flexible accommodation.
A key feature of this outstanding home is its access to the beautifully landscaped communal grounds, offering a rare sense of space and tranquillity within the city. Further benefits include two allocated underground parking spaces within a secure residents’ garage, as well as a substantial private store located in the underground car park, ideal for additional storage.
2
3
3
2,504
Beds
Receptions
Baths
Sq Ft
2
3
3
2,504
Beds
Receptions
Baths
Sq Ft
Floor Plan
Welcoming vestibule leading into a generous central hall providing access to all principal rooms
Impressive and well-proportioned sitting room
Separate snug offering flexible additional living space
Spacious kitchen/dining room forming the heart of the home, with direct access to a sun terrace
Useful utility room located off the hall
Principal double bedroom with ensuite bathroom and walk-in wardrobe
Two further double bedrooms, one benefiting from an ensuite shower room
Contemporary family bathroom
Separate WC for added convenience
Two sun terraces providing excellent outdoor space
Workshop/store, located in the underground parking area, offering valuable additional storage
Summary of Accommodation
Forming part of an exclusive and highly regarded development, this beautifully presented and generously proportioned apartment offers a superb standard of modern living, set within stunning and meticulously maintained communal grounds.
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:
H
B
EH12 6ES
Freehold
May 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
Kinellan Road is situated within the highly desirable residential area of Murrayfield, one of Edinburgh’s most prestigious and well-established neighbourhoods, located to the west of the city centre. The area is particularly popular for its peaceful setting, attractive surroundings, and excellent accessibility, making it well suited to a range of buyers.
The property benefits from convenient access to a superb selection of local amenities, with nearby Corstorphine and Murrayfield offering a variety of shops, supermarkets, cafés, and restaurants. For more extensive shopping and leisure options, Edinburgh city centre is easily reached, along with the Gyle Shopping Centre and retail park.
There are excellent transport links close by, including regular bus services and tram connections providing quick and direct routes into the city centre, Edinburgh Airport, and beyond. The location also offers easy access to the City Bypass, central motorway network, and Scotland’s major road links, making it ideal for commuters.
The area is particularly well regarded for its access to a range of well-respected schooling at both primary and secondary levels, as well as several private schooling options nearby. In addition, there are a number of recreational amenities within easy reach, including Murrayfield Stadium, several golf courses, health clubs, and pleasant walks along the Water of Leith and surrounding green spaces.
Overall, this is a highly sought-after and convenient location combining a tranquil residential setting with excellent connectivity and a wide range of local amenities.
22/13 KINELLAN ROAD
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