FLAT 2F, 11 ROYAL CIRCUS
Edinburgh EH3 6TL
2
5
2
2752
Beds
Receptions
Baths
Sq Ft
Occupying the top two floors of a distinguished Georgian A-Listed, William Playfair townhouse, 2f 11 Royal Circus presents a fantastic opportunity to acquire a five-bedroom duplex apartmenton one of the New Town’s most prestigious and highly regarded crescents.
This much-loved family home was once the home ofScottish artist Stanley Cursiter and his wife Phyllis Eda Hourston, during the 1920s - he created several works depicting its interior, including Apple Green, which features his wife, musician Phyllis Eda Hourston, highlighting their creative partnership.
Approached via an attractive shared entrance hall, the property unfolds into a series of beautifully proportioned rooms, enriched with refined period detail including working shutters, varnished original timber floors, Edinburgh Presses and exquisite fireplaces adorned with Delft tiles.
The remarkably light and expansive dining kitchen, complete with a generous walk-in pantry, forms the heart of the home, while the grand sitting room and separate family room (which can be used as a fifth bedroom) offer outstanding formal and informal living spaces. A further elegant dining room provides exceptional versatility, well suited to entertaining on a large scale or creating an additional reception area. A three-piece suite bathroom completes the entry level.
The upper floor hosts an impressive arrangement of four principal bedrooms, each notable for their scale, natural light and tranquil outlooks.There is a generously proportioned principal bedroom with walk-in wardrobe/store cupboard, and two further bedrooms provide excellent flexibility for family life, guests or home working. A contemporary shower room complements the space, and the property benefits from outstanding storage throughout, including floored attic space accessed from the large fourth bedroom / studio room (currently utilised as an additional reception room), an exceptional advantage in a New Town home. Together, these upper rooms create a harmonious balance of elegance, practicality and comfort, completing a residence of rare distinction in one of Edinburgh’s most celebrated addresses.
The unspoilt, quiet period crescent overlooks the meticulously maintained private Royal Circus Gardens and benefits from its close proximity to both the city centre and the vibrant and ever popular community of Stockbridge, renowned for its bustling village atmosphere, offering the very best of city centre living.
2
5
2
2752
Beds
Receptions
Baths
Sq Ft
Occupying the top two floors of a distinguished Georgian A-Listed, William Playfair townhouse, 2f 11 Royal Circus presents a fantastic opportunity to acquire a five-bedroom duplex apartmenton one of the New Town’s most prestigious and highly regarded crescents.
This much-loved family home was once the home ofScottish artist Stanley Cursiter and his wife Phyllis Eda Hourston, during the 1920s - he created several works depicting its interior, including Apple Green, which features his wife, musician Phyllis Eda Hourston, highlighting their creative partnership.
Approached via an attractive shared entrance hall, the property unfolds into a series of beautifully proportioned rooms, enriched with refined period detail including working shutters, varnished original timber floors, Edinburgh Presses and exquisite fireplaces adorned with Delft tiles.
The remarkably light and expansive dining kitchen, complete with a generous walk-in pantry, forms the heart of the home, while the grand sitting room and separate family room (which can be used as a fifth bedroom) offer outstanding formal and informal living spaces. A further elegant dining room provides exceptional versatility, well suited to entertaining on a large scale or creating an additional reception area. A three-piece suite bathroom completes the entry level.
The upper floor hosts an impressive arrangement of four principal bedrooms, each notable for their scale, natural light and tranquil outlooks.There is a generously proportioned principal bedroom with walk-in wardrobe/store cupboard, and two further bedrooms provide excellent flexibility for family life, guests or home working. A contemporary shower room complements the space, and the property benefits from outstanding storage throughout, including floored attic space accessed from the large fourth bedroom / studio room (currently utilised as an additional reception room), an exceptional advantage in a New Town home. Together, these upper rooms create a harmonious balance of elegance, practicality and comfort, completing a residence of rare distinction in one of Edinburgh’s most celebrated addresses.
The unspoilt, quiet period crescent overlooks the meticulously maintained private Royal Circus Gardens and benefits from its close proximity to both the city centre and the vibrant and ever popular community of Stockbridge, renowned for its bustling village atmosphere, offering the very best of city centre living.
2
5
2
2752
Beds
Receptions
Baths
Sq Ft
2
5
2
2752
Beds
Receptions
Baths
Sq Ft
Floor Plan
Second Floor
Hall, Sitting Room, Kitchen/Breakfast Room & Pantry, Dining Room Family Room/Bedroom Five, Bathroom
Third Floor
Principal Bedroom with walk-in Store/Wardrobe, Three Further Bedrooms, Shower Room, Upper Hallway, Linen Store Cupboard
Outside Space
Residents’ On Street / Metered Parking
Access to the private well-maintained Royal Circus Gardens subject to a modest annual fee
Summary of Accommodation
Occupying the top two floors of a distinguished Georgian A-Listed, William Playfair townhouse, 2f 11 Royal Circus presents a fantastic opportunity to acquire a five-bedroom duplex apartmenton one of the New Town’s most prestigious and highly regarded crescents.
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.
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General Remarks & Information
Council Tax Band:
EPC Rating:
Postcode:
Tenure:
Particulars Prepared:
G
D
EH3 6TL
Freehold
November 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
Royal Circus is one of the crown jewels of Edinburgh’s New Town - a sweeping Georgian crescent designed by William Henry Playfair in the 1820s. Positioned just moments from the vibrant village atmosphere of Stockbridge, residents enjoy a wealth of independent shops, cafés, restaurants, and a popular weekly market.
To the east, the city centre is within easy walking distance, offering the high-end retail of George Street, the commercial and cultural offerings of Princes Street, and excellent transport connections via Waverley Station and the tram network.
Local schooling options are strong, with a number of well-regarded state and private schools nearby, including The Edinburgh Academy and Fettes College.
With access to the peaceful Circus Gardens, a rare and beautiful private green space at your doorstep, this location offers the perfect balance of tranquillity and convenience.
FLAT 2F, 11 ROYAL CIRCUS
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