84/4 KINGSTON AVENUE
Edinburgh EH16 5SW
1
2
2
1348
Beds
Receptions
Baths
Sq Ft
84/4 Kingston Avenue is an exceptional first-floor flat, set within a beautifully converted detached baronial villa, offering a rare combination of impressive scale, character, and modern living.
Extending to approximately 1,348sq ft, this stunning home is defined by its incredible ceiling heights throughout, creating a remarkable sense of space and grandeur in every room. The accommodation is centred around a spacious and welcoming reception hall, leading to a magnificent bay-windowed living and dining room, providing an outstanding setting for both everyday living and entertaining, bathed in natural light.
The property further benefits from a generous kitchen/breakfast room, thoughtfully arranged to offer both practicality and style, while the two well-proportioned double bedrooms provide comfortable and flexible accommodation. The principal bedroom is particularly impressive in scale and benefits from its own ensuite shower room, while a second contemporary shower room serves the remainder of the property. The overall layout is both highly functional and elegant, perfectly suited to modern lifestyles while retaining the charm and proportions expected of a home of this calibre.
Externally, the property enjoys access to well-maintained communal gardens, offering a peaceful outdoor retreat, whilst on-street parking is readily available. The setting within a detached baronial villa adds a unique architectural appeal rarely found, enhancing the sense of exclusivity and distinction.
1
2
2
1348
Beds
Receptions
Baths
Sq Ft
84/4 Kingston Avenue is an exceptional first-floor flat, set within a beautifully converted detached baronial villa, offering a rare combination of impressive scale, character, and modern living.
Extending to approximately 1,348sq ft, this stunning home is defined by its incredible ceiling heights throughout, creating a remarkable sense of space and grandeur in every room. The accommodation is centred around a spacious and welcoming reception hall, leading to a magnificent bay-windowed living and dining room, providing an outstanding setting for both everyday living and entertaining, bathed in natural light.
The property further benefits from a generous kitchen/breakfast room, thoughtfully arranged to offer both practicality and style, while the two well-proportioned double bedrooms provide comfortable and flexible accommodation. The principal bedroom is particularly impressive in scale and benefits from its own ensuite shower room, while a second contemporary shower room serves the remainder of the property. The overall layout is both highly functional and elegant, perfectly suited to modern lifestyles while retaining the charm and proportions expected of a home of this calibre.
Externally, the property enjoys access to well-maintained communal gardens, offering a peaceful outdoor retreat, whilst on-street parking is readily available. The setting within a detached baronial villa adds a unique architectural appeal rarely found, enhancing the sense of exclusivity and distinction.
1
2
2
1348
Beds
Receptions
Baths
Sq Ft
1
2
2
1348
Beds
Receptions
Baths
Sq Ft
Floor Plan
Entrance Hallway, Living Room/Dining Room, Kitchen/Breakfast Room,
Principal Bedroom with Ensuite Shower Room, Family Shower Room.
Communal Gardens, Off-Street Parking.
Summary of Accommodation
An exceptional first-floor flat, set within a beautifully converted detached baronial villa, offering a rare combination of impressive scale, character, and modern living.
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:
EH16 5SW
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
The location of Kingston Avenue is highly desirable, positioned within a popular residential area to the south of Edinburgh’s city centre. The property is ideally placed for easy access to the city centre, The University of Edinburgh, and the Royal Infirmary, making it particularly attractive for a wide range of buyers. A variety of local amenities, including independent shops, cafes, and supermarkets, are within close reach, whilst nearby Cameron Toll Shopping Centre provides further convenience.
Excellent public transport links operate nearby, offering swift connections across the city, and the area is well-served by reputable schooling at all levels. For outdoor enthusiasts, the green open spaces of Holyrood Park and Arthur’s Seat are easily accessible, providing superb opportunities for walking, cycling and leisure.
84/4 KINGSTON AVENUE
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