22 NILE GROVE
Edinburgh EH10 4RF
5
5
4
4360
Beds
Receptions
Baths
Sq Ft
22 Nile Grove presents a once in a generation opportunity to acquire a substantial detached family home on one of Morningside’s most sought-after streets. Set within grounds approaching one acre, the property extends to 4,630 sq ft and offers an exceptional balance of scale, privacy, and refined contemporary living. The property was comprehensively remodelled and extended in 2015, creating a home that effortlessly combines architectural quality with practical family life. The result is a beautifully composed residence, centred around a spectacular open-plan living space and opening onto a magnificent south-facing garden.
The house is approached via a generous driveway providing extensive off-road parking and access to a substantial detached garage with additional storage. Entry is through a welcoming vestibule into an elegant reception hall, immediately setting the tone for the quality and proportions throughout. To the front, a fine sitting room with bay window offers a formal yet comfortable retreat, while a separate morning room provides further flexible living space, ideal as a family room or 5th bedroom. A well-proportioned dining room sits to the front of the house, perfectly suited to more formal entertaining.
At the heart of the home lies an outstanding open-plan kitchen, dining, and living space, thoughtfully designed as the central hub of family life. This expansive room is bathed in natural light and flows seamlessly into the garden, creating a strong connection between indoor and outdoor living. The kitchen is comprehensively fitted with high-quality cabinetry and integrated appliances, complemented by generous workspace and a sociable layout ideal for both everyday living and larger gatherings. Adjacent is a well-appointed utility room, along with a cloakroom and additional storage, ensuring the practical demands of modern living are fully met.
The first floor provides excellent bedroom accommodation, arranged around a central landing. The principal bedroom suite is particularly impressive, enjoying generous proportions, fitted storage, and a stylish en suite shower room. A second double bedroom also benefits from en suite facilities, while two further bedrooms are served by a beautifully finished family bathroom. An additional room on this level offers flexibility as a home office, nursery, or fifth bedroom, reflecting the adaptability of the layout.
Further enhancing the property is a substantial second-floor snooker or games room, a highly versatile space that could serve a variety of purposes, from leisure and entertaining to a studio or additional workspace. This level adds a unique dimension to the home and further emphasises its versatility.
Externally, the house is surrounded by mature, private gardens, with the rear garden enjoying a desirable south-facing aspect. Laid predominantly to lawn and bordered by established planting, it provides an exceptional setting for outdoor living, with ample space for entertaining, recreation, and family life. The scale of the grounds is rare within the city, offering a sense of seclusion while remaining within easy reach of local amenities.
5
5
4
4360
Beds
Receptions
Baths
Sq Ft
22 Nile Grove presents a once in a generation opportunity to acquire a substantial detached family home on one of Morningside’s most sought-after streets. Set within grounds approaching one acre, the property extends to 4,630 sq ft and offers an exceptional balance of scale, privacy, and refined contemporary living. The property was comprehensively remodelled and extended in 2015, creating a home that effortlessly combines architectural quality with practical family life. The result is a beautifully composed residence, centred around a spectacular open-plan living space and opening onto a magnificent south-facing garden.
The house is approached via a generous driveway providing extensive off-road parking and access to a substantial detached garage with additional storage. Entry is through a welcoming vestibule into an elegant reception hall, immediately setting the tone for the quality and proportions throughout. To the front, a fine sitting room with bay window offers a formal yet comfortable retreat, while a separate morning room provides further flexible living space, ideal as a family room or 5th bedroom. A well-proportioned dining room sits to the front of the house, perfectly suited to more formal entertaining.
At the heart of the home lies an outstanding open-plan kitchen, dining, and living space, thoughtfully designed as the central hub of family life. This expansive room is bathed in natural light and flows seamlessly into the garden, creating a strong connection between indoor and outdoor living. The kitchen is comprehensively fitted with high-quality cabinetry and integrated appliances, complemented by generous workspace and a sociable layout ideal for both everyday living and larger gatherings. Adjacent is a well-appointed utility room, along with a cloakroom and additional storage, ensuring the practical demands of modern living are fully met.
The first floor provides excellent bedroom accommodation, arranged around a central landing. The principal bedroom suite is particularly impressive, enjoying generous proportions, fitted storage, and a stylish en suite shower room. A second double bedroom also benefits from en suite facilities, while two further bedrooms are served by a beautifully finished family bathroom. An additional room on this level offers flexibility as a home office, nursery, or fifth bedroom, reflecting the adaptability of the layout.
Further enhancing the property is a substantial second-floor snooker or games room, a highly versatile space that could serve a variety of purposes, from leisure and entertaining to a studio or additional workspace. This level adds a unique dimension to the home and further emphasises its versatility.
Externally, the house is surrounded by mature, private gardens, with the rear garden enjoying a desirable south-facing aspect. Laid predominantly to lawn and bordered by established planting, it provides an exceptional setting for outdoor living, with ample space for entertaining, recreation, and family life. The scale of the grounds is rare within the city, offering a sense of seclusion while remaining within easy reach of local amenities.
5
5
4
4360
Beds
Receptions
Baths
Sq Ft
5
5
4
4360
Beds
Receptions
Baths
Sq Ft
Floor Plan
Summary of Accommodation
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:
H
C
EH10 4RF
Freehold
March 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
Nile Grove is widely regarded as one of Morningside’s premier addresses, prized for its peaceful setting and proximity to the excellent amenities of Morningside Road. The area offers a superb selection of independent shops, cafés, and restaurants, along with highly regarded schooling at both primary and secondary levels, including a number of leading independent schools. The open green spaces of the Hermitage of Braid and Blackford Hill are nearby, providing beautiful walks and panoramic views, while the city centre is easily accessible. This is a rare opportunity to secure a landmark family home of exceptional quality in one of Edinburgh’s most desirable residential locations.
22 NILE GROVE
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