11 Comiston Springs Avenue is a stunning detached four-bedroom family home set on a peaceful road in the heart of the Southside. Commanding an elevated position, the property has been extensively and meticulously refurbished and extended by the current owners to create stylish and flexible living over two principal floors.
The property features a plethora of highlights including a large open plan kitchen/dining/family room running with wood-burning stove, a chic modern kitchen with integrated appliances and ample space for dining. Directly accessible from this elegant space through bi-folding doors is beautifully landscaped tiered garden with easterly aspect encompassing a large, decked area and manicured lawn ideal for al fresco dining and entertaining. On the ground floor there is a separate sitting room, two double bedrooms (one with built in wardrobe storage), a shower room, useful utility room providing access to office space, and a hall storage/cloaks cupboard.
Having been sympathetically renovated with modern living in mind, the first floor of the property comprises two generously proportioned double bedrooms with dormer windows, one of which has built in wardrobes storage and the other with access to plentiful storage in the eaves on both sides of the house. The first floor is completed by a stylish shower room and hall storage cupboard.
Externally the property further boasts a gated driveway affording off street parking and west facing front garden with terrace and manicured lawn.
This wonderful property presents incoming purchasers with an excellent opportunity to purchase a truly turn-key house in a peaceful location in the south of the city. The house boasts easy access into and out of the city centre and is set close to green space at the Hermitage of Braid & Pentland Hills Nature Reserve.
11 Comiston Springs Avenue, Edinburgh, EH10 6NT
4 BEDROOMS
3 PUBLIC ROOMS
2 BATH/SHOWER
1.862 SQFT
173 SQM
Property Details & Description
Accommodation
Ground Floor
Entrance Vestibule and Hall, Sitting Room, Open Plan Kitchen/Dining Room/Family Room, Bedroom Three with Built-in Wardrobe Storage, Bathroom, Bedroom Four, Utility Room, Office, Hall Storage/Cloaks Cupboard
First Floor
Principal Bedroom with Built-in Wardrobe Storage, Bedroom Two with Ample Storage in Eaves on Both Sides, Shower Room
Outside Space
Driveway with Off-Street Parking
East-facing Front Garden with Manicured Lawn, Edged with Leafy Shrubbery
Enclosed Landscaped West Facing Tiered Garden Encompassing Large Decked Area and Lawn, Lined with Mature Shrubbery and Flower Beds, Directly Accessed Via Bi-Folding Doors from Open Plan Living Space
Location
Situated in the highly sought-after residential community of Comiston in Edinburgh’s South Side, 11 Comiston Springs Avenue is less than five miles from the city centre.
The location is well served by local amenities including a Boots chemist, small supermarket, café and a cluster of shops on Buckstone Terrace. Nearby Morningside Road offers an extensive range of amenities as well as independent shops, delis, cafes, restaurants, a Waitrose supermarket and M&S Food Hall.
There are many recreational and leisure facilities on offer in the area. In terms of entertainment, The Dominion, a popular independent cinema, and The Church Hill Theatre are in Morningside. Golf enthusiasts will love the location as Mortonhall golf course is located nearby, whilst Braid Hills, Merchants of Edinburgh and Craigmillar Park golf courses are also within close proximity. There are also two tennis clubs - Mortonhall and Braid - on the doorstep whilst the Midlothian Ski Centre is within easy reach.
The property is located in an area of outstanding natural beauty with plenty of leafy green spaces nearby including Braidburn Valley Park, The Hermitage of Braid and Blackford Hill. Furthermore, there are plenty of hiking and cycling trails in the spectacular Pentland Hills Regional Park, just a short drive away.
The property falls into the catchment area for Pentland Primary School and Firrhill High School with private schooling available nearby at George Watsons College, Merchiston Castle School and George Heriot’s School.
The property is well connected to Edinburgh city centre by regular bus services from a bus stop on Comiston Road. The cosmopolitan UNESCO heritage-listed capital city offers plenty of shops, bars, restaurants, historic attractions as well as the St James Quarter, an upmarket mixed-use retail and entertainment complex.
The property lies just a short drive from the City Bypass allowing easy access to Edinburgh International Airport and connections to all the main routes across Scotland.
Floorplan
General Remarks & Information
Viewings
Viewing by appointment via Rettie & Co
Satellite Navigation
The property’s postcode is EH10 6NT
Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.
Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.
Services
Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Local Authority
Edinburgh Council
EPC Rating
TBC
Council Tax
G
Tenure
Freehold
Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 47-49 Morningside Road, Edinburgh, Midlothian, EH10 4AZ
Servitude Rights, Burdens & Wayleaves
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.
Particulars and Plans
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.
The photographs in this brochure date from September 2025
Websites and
Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com and www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.
Proof and Source of Funds/Anti Money Laundering
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. This is acceptable either as original or certified documents.
Misrepresentations
1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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.
2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself 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.
3. 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.
Important Notices
Rettie & Co, their clients and any joint agents give notice that:
1. 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.
2. Any areas, measurements or distances are approximate. 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 misstatement 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. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. 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.
