12 BANGHOLM AVENUE
Edinburgh EH5 3AS
2
3
1
1041
Beds
Receptions
Baths
Sq Ft
A fantastic opportunity to acquire a beautifully presented three-bedroom family home, set within a popular and well-established residential area of Edinburgh. Offering bright, spacious accommodation over two levels and complemented by a substantial detached home office in the rear garden, this superb property is ideally suited to modern family living, hybrid working, and entertaining.
The ground floor is entered via a welcoming hallway which leads to a charming bay-windowed sitting room positioned to the front of the property. This attractive reception space enjoys generous proportions and an abundance of natural light, creating a warm and inviting setting for everyday living. To the rear, the impressive open-plan kitchen and dining room forms the heart of the home. Thoughtfully designed for modern lifestyles, this spacious room provides ample space for dining and socialising, with direct access to the rear garden, making it perfect for entertaining family and friends.
On the first floor, the property offers three well-proportioned bedrooms. The principal bedroom is a particularly generous double room with built-in storage, while the second bedroom also benefits from excellent proportions and fitted wardrobes. A third bedroom provides flexible accommodation, ideal as a children's room, guest bedroom or additional study. A contemporary family bathroom completes the upper floor.
A standout feature of this exceptional home is the detached garden office, positioned at the foot of the rear garden. Extending to approximately 155 sq ft, this versatile space benefits from both electricity and plumbing, making it ideal as a home office, studio, gym, treatment room or creative workspace.
Externally, the property enjoys private gardens to the front and rear, providing excellent outdoor space for both relaxation and family life. The current owners are also in the process of completing the installation of a dropped kerb, creating the potential for valuable off-street parking to the front of the property.
2
3
1
1041
Beds
Receptions
Baths
Sq Ft
A fantastic opportunity to acquire a beautifully presented three-bedroom family home, set within a popular and well-established residential area of Edinburgh. Offering bright, spacious accommodation over two levels and complemented by a substantial detached home office in the rear garden, this superb property is ideally suited to modern family living, hybrid working, and entertaining.
The ground floor is entered via a welcoming hallway which leads to a charming bay-windowed sitting room positioned to the front of the property. This attractive reception space enjoys generous proportions and an abundance of natural light, creating a warm and inviting setting for everyday living. To the rear, the impressive open-plan kitchen and dining room forms the heart of the home. Thoughtfully designed for modern lifestyles, this spacious room provides ample space for dining and socialising, with direct access to the rear garden, making it perfect for entertaining family and friends.
On the first floor, the property offers three well-proportioned bedrooms. The principal bedroom is a particularly generous double room with built-in storage, while the second bedroom also benefits from excellent proportions and fitted wardrobes. A third bedroom provides flexible accommodation, ideal as a children's room, guest bedroom or additional study. A contemporary family bathroom completes the upper floor.
A standout feature of this exceptional home is the detached garden office, positioned at the foot of the rear garden. Extending to approximately 155 sq ft, this versatile space benefits from both electricity and plumbing, making it ideal as a home office, studio, gym, treatment room or creative workspace.
Externally, the property enjoys private gardens to the front and rear, providing excellent outdoor space for both relaxation and family life. The current owners are also in the process of completing the installation of a dropped kerb, creating the potential for valuable off-street parking to the front of the property.
2
3
1
1041
Beds
Receptions
Baths
Sq Ft
2
3
1
1041
Beds
Receptions
Baths
Sq Ft
Floor Plan
Ground Floor
Entrance Hallway, Sitting Room, Kitchen/Dining Room
First Floor
Principal Bedroom, Two Further Double Bedrooms, Family Bathroom
Externally:
South Facing Rear Garden with Home Office,
Front Garden with Off-Street Parking
Summary of Accommodation
Offering bright, spacious accommodation over two levels and complemented by a substantial detached home office in the rear garden, this superb property is ideally suited to modern family living, hybrid working, and entertaining.
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:
EH5 3AS
Freehold
July 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
Bangholm Avenue enjoys an excellent position within the highly sought-after Trinity district, one of Edinburgh’s most desirable residential neighbourhoods. Combining a peaceful, family-friendly setting with exceptional convenience, the area has become particularly popular with professionals and families seeking easy access to the city centre whilst benefiting from plentiful green space and excellent local amenities.
A wide range of everyday shopping facilities can be found nearby, including independent retailers, cafés, delicatessens and supermarkets, with larger shopping and leisure destinations available at Ocean Terminal and Craigleith Retail Park. The fashionable Shore area of Leith is also within easy reach, offering an outstanding selection of acclaimed restaurants, bars and waterfront amenities, whilst the vibrant districts of Stockbridge and the city centre are only a short journey away.
The property is exceptionally well placed for outdoor recreation. Victoria Park, one of Edinburgh’s finest public parks, is just a short walk away and offers beautifully maintained green spaces, walking paths, tennis courts and a children’s play area. The nearby Water of Leith Walkway provides scenic routes for walking, running and cycling, while the extensive network of coastal paths along Edinburgh’s waterfront can also be easily accessed.
The area is particularly renowned for its excellent schooling options, with highly regarded state and independent schools serving the locality. There are also a number of sports clubs, fitness facilities and community amenities nearby, contributing to the strong sense of community for which Trinity is well known.
Regular bus services operate throughout the area, providing quick and efficient access to Edinburgh city centre, Waverley Station and the wider city. For those travelling further afield, Edinburgh Airport, the Queensferry Crossing and Scotland’s central motorway network are all readily accessible. Offering an enviable balance of tranquillity, connectivity and lifestyle amenities, Trinity remains one of the capital’s most sought-after places to call home.
12 BANGHOLM AVENUE
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