31/9 KINNEAR ROAD
Edinburgh EH3 5PG
2
3
2
1,664
Beds
Receptions
Baths
Sq Ft
31/9 Kinnear Road is an exceptional penthouse apartment occupying the entire top floor of a highly regarded modern development built in 1996 by Applecross, a well-respected Edinburgh developer of the time. Situated in one of the capital’s most sought-after residential addresses, the property offers rare lateral living, with all accommodation arranged across a single level and extending to over 1,660 sq ft.
The apartment enjoys a wonderful south-facing aspect, with far-reaching views across to Edinburgh Castle over the Edinburgh Academy playing fields. A particular highlight is the inclusion of two unusually generous private roof terraces, both ideally positioned to take full advantage of the outlook and setting.
As the sole apartment on the top floor, the property offers an outstanding sense of privacy and exclusivity, with lift access directly to the corridor outside the apartment. The flat is presented in good condition throughout; it would now benefit from a degree of modernisation, offering an excellent opportunity for an incoming purchaser to enhance and personalise the space to their own requirements.
The combination of generous proportions, single-level living, direct lift access, and exceptional outdoor space creates a highly desirable home that is both comfortable and easy to live in. Further benefits include double glazing throughout, a fully factored development, and a substantial double garage providing secure parking and additional storage.
This is a rare opportunity to acquire a truly outstanding penthouse apartment, offering privacy, space, and significant potential in one of Edinburgh’s most desirable locations.
2
3
2
1,664
Beds
Receptions
Baths
Sq Ft
31/9 Kinnear Road is an exceptional penthouse apartment occupying the entire top floor of a highly regarded modern development built in 1996 by Applecross, a well-respected Edinburgh developer of the time. Situated in one of the capital’s most sought-after residential addresses, the property offers rare lateral living, with all accommodation arranged across a single level and extending to over 1,660 sq ft.
The apartment enjoys a wonderful south-facing aspect, with far-reaching views across to Edinburgh Castle over the Edinburgh Academy playing fields. A particular highlight is the inclusion of two unusually generous private roof terraces, both ideally positioned to take full advantage of the outlook and setting.
As the sole apartment on the top floor, the property offers an outstanding sense of privacy and exclusivity, with lift access directly to the corridor outside the apartment. The flat is presented in good condition throughout; it would now benefit from a degree of modernisation, offering an excellent opportunity for an incoming purchaser to enhance and personalise the space to their own requirements.
The combination of generous proportions, single-level living, direct lift access, and exceptional outdoor space creates a highly desirable home that is both comfortable and easy to live in. Further benefits include double glazing throughout, a fully factored development, and a substantial double garage providing secure parking and additional storage.
This is a rare opportunity to acquire a truly outstanding penthouse apartment, offering privacy, space, and significant potential in one of Edinburgh’s most desirable locations.
2
3
2
1,664
Beds
Receptions
Baths
Sq Ft
2
3
2
1,664
Beds
Receptions
Baths
Sq Ft
Floor Plan
The accommodation is arranged on the third floor and accessed via lift to the apartment level.
The property comprises a welcoming entrance vestibule and hall, leading to a generously proportioned sitting room with a feature gas fireplace. There is a separate dining room, ideal for entertaining, which could also serve as a home office or third bedroom. The kitchen includes a dining area, offers excellent storage and work surfaces, and provides direct access to one of the private terraces. A separate utility room adds convenience.
The principal bedroom suite is well proportioned and benefits from an en suite bathroom and access to a further private terrace, enjoying morning sunshine. A second generous double bedroom also features en suite facilities.
Extensive built-in storage is provided throughout the bedroom accommodation, complemented by additional cupboards, including a hall cloakroom and linen storage. A separate WC adds further practicality.
Additional features include gas central heating, double glazing, and excellent internal storage.
Externally, the development offers a secure video entry system, lift and stair access, and fully factored landscaped gardens. The property also benefits from a private double garage and visitor parking within the courtyard.
Summary of Accommodation
31/9 Kinnear Road is an exceptional penthouse apartment occupying the entire top floor of a highly regarded modern development in one of Edinburgh’s most sought-after residential addresses
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
C
EH3 5PG
Freehold
June 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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All sellers and buyers will be required to complete Anti-Money Laundering (AML) checks via our specialist third-party provider, Coadjute, who conduct these checks on our behalf. These checks will include identity verification, proof of address, and proof of funds if applicable. For further information on how your personal data is processed, please refer to Rettie’s Privacy Policy [Privacy Policy | Rettie] and Coadjute’s Data Security Statement.
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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
Inverleith is one of Edinburgh’s most sought-after residential districts, located approximately 1.5 miles north of the city centre. Renowned for its attractive Victorian and Georgian architecture, leafy streets, and excellent local amenities, the area offers a desirable balance of urban convenience and green open space.
The neighbourhood is home to the world-famous Royal Botanic Garden Edinburgh, which provides over 70 acres of landscaped gardens and recreational space. Inverleith Park, situated nearby, offers extensive sporting facilities, open parkland, and panoramic views towards Edinburgh Castle and the city skyline.
Inverleith is particularly well regarded for its educational provision, offering access to a number of highly regarded state and independent schools. This property falls into the catchment for Flora Stevenson Primary School and Broughton High School for state schools, additionally the area is also home to several prestigious independent schools, including Fettes College, Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS), and St George’s School for Girls, making Inverleith a popular choice for families seeking access to some of Edinburgh’s leading educational establishments.
Residents benefit from a wide range of amenities in the surrounding areas of Stockbridge, Comely Bank, and Canonmills, including independent boutiques, cafés, restaurants, supermarkets, and leisure facilities. The area is also well regarded for its excellent educational provision, with a number of highly rated state and independent schools located nearby.
Inverleith enjoys excellent transport links, with frequent bus services providing easy access to Edinburgh city centre, Haymarket, Waverley Station, and the wider city. The location also offers convenient access to Edinburgh’s principal road network, including Queensferry Road (A90), which connects to Edinburgh Airport, the City Bypass, and Scotland’s motorway system.
Combining a prestigious residential setting with outstanding green space and excellent connectivity, Inverleith remains one of Edinburgh’s premier residential addresses.
31/9 KINNEAR ROAD
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