61 DUDDINGSTON ROAD
Edinburgh EH15 1SD
2
4
2
1735
Beds
Receptions
Baths
Sq Ft
Situated in the highly desirable and picturesque Duddingston area of Edinburgh, this exceptional four-bedroom bungalow with a beautifully executed upper conversion offers an outstanding combination of space, style, and versatility. Thoughtfully upgraded and immaculately presented throughout, the property seamlessly blends traditional character with modern comforts, making it an ideal family home in a truly enviable setting.
The accommodation is both generous and flexible, with a welcoming vestibule opening into a central hall that effortlessly connects the main living areas. The elegant sitting room is a standout feature, enhanced by a striking bay window that fills the space with natural light and a charming gas fire that creates a cosy focal point. A spacious dining room flows naturally into the well-appointed kitchen, which offers ample storage and worktop space along with direct access to the garden, perfect for both everyday living and entertaining. The ground floor further benefits from two well-proportioned double bedrooms, a contemporary family bathroom, and a versatile study or home office, ideal for modern working requirements or additional guest accommodation.
Upstairs, the converted upper level provides two further double bedrooms, including a superb principal bedroom that enjoys stunning open views, offering a peaceful retreat away from the main living areas. This level is complemented by a stylish shower room and a dedicated dressing room, adding a touch of luxury and practicality.
Externally, the property is equally impressive, boasting a beautifully maintained wrap-around garden that provides a variety of outdoor spaces for relaxation, play, and entertaining. The charming summer house adds further appeal, offering excellent potential as a studio, workspace, or tranquil garden escape. In addition, the home benefits from off-street parking for two vehicles and a garage equipped with an AV charging point, ensuring convenience for modern lifestyles.
2
4
2
1735
Beds
Receptions
Baths
Sq Ft
Situated in the highly desirable and picturesque Duddingston area of Edinburgh, this exceptional four-bedroom bungalow with a beautifully executed upper conversion offers an outstanding combination of space, style, and versatility. Thoughtfully upgraded and immaculately presented throughout, the property seamlessly blends traditional character with modern comforts, making it an ideal family home in a truly enviable setting.
The accommodation is both generous and flexible, with a welcoming vestibule opening into a central hall that effortlessly connects the main living areas. The elegant sitting room is a standout feature, enhanced by a striking bay window that fills the space with natural light and a charming gas fire that creates a cosy focal point. A spacious dining room flows naturally into the well-appointed kitchen, which offers ample storage and worktop space along with direct access to the garden, perfect for both everyday living and entertaining. The ground floor further benefits from two well-proportioned double bedrooms, a contemporary family bathroom, and a versatile study or home office, ideal for modern working requirements or additional guest accommodation.
Upstairs, the converted upper level provides two further double bedrooms, including a superb principal bedroom that enjoys stunning open views, offering a peaceful retreat away from the main living areas. This level is complemented by a stylish shower room and a dedicated dressing room, adding a touch of luxury and practicality.
Externally, the property is equally impressive, boasting a beautifully maintained wrap-around garden that provides a variety of outdoor spaces for relaxation, play, and entertaining. The charming summer house adds further appeal, offering excellent potential as a studio, workspace, or tranquil garden escape. In addition, the home benefits from off-street parking for two vehicles and a garage equipped with an AV charging point, ensuring convenience for modern lifestyles.
2
4
2
1735
Beds
Receptions
Baths
Sq Ft
2
4
2
1735
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor
Entrance Vestibule, Hallway, Sitting Room, Dining Room/Kitchen, Two Double Bedrooms, Bathroom, Study/Office
First Floor
Principal Bedroom, Double Bedroom Four, Shower Room, Dressing Room
Externally:
Wrap Around Garden, Summer House, Off-Street Parking, Garage.
Summary of Accommodation
Situated in the highly desirable and picturesque Duddingston area of Edinburgh, this exceptional four-bedroom bungalow with a beautifully executed upper conversion offers an outstanding combination of space, style, and versatility.
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:
EH15 1SD
Freehold
April 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
The location of the property is a particular highlight. Duddingston is one of Edinburgh’s most sought-after residential areas, known for its unique village atmosphere while remaining within easy reach of the city centre.
The property sits close to the historic Duddingston Village and the iconic Duddingston Loch, offering beautiful walking routes and a peaceful natural environment right on the doorstep. Nearby, Holyrood Park and Arthur’s Seat provide some of the most stunning outdoor spaces, ideal for walking, cycling, and enjoying panoramic views across the city.
Excellent local amenities are readily available, with a selection of independent shops, cafés, and restaurants in the surrounding area, as well as larger retail options at nearby Portobello and Fort Kinnaird Retail Park. Portobello Beach is also within easy reach, offering a vibrant seaside atmosphere with promenade walks and leisure facilities.
The area is well-served by highly regarded schooling at both primary and secondary levels, making it particularly attractive for families. Furthermore, regular public transport links provide quick and convenient access into Edinburgh city centre and beyond, while the nearby road network ensures easy connectivity to the A1 and Edinburgh City Bypass.
61 DUDDINGSTON ROAD
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