125b Grange Loan is an exceptional main door upper villa with a south-facing private garden and parking, replete in period charm and boasting over 1,650 square feet of beautifully proportioned living space. Enviably located in the Grange, this rarely available property is a showcase of fine Victorian craftsmanship, with soaring ceilings, intricate hand painted cornicing, original timber detailing, and an abundance of natural light throughout. Accessed via a private entrance and internal staircase, this elegant home occupies the entire upper level of the detached stone-built villa and presents a unique opportunity to acquire a piece of Edinburgh’s architectural heritage.
The grand, south-facing living room forms the heart of the home, framed by expansive sash windows and finished with ornate ceiling roses and decorative plasterwork that celebrate its original splendour. A generously sized dining hallway offers a welcoming space for family gatherings, while the versatile layout includes a family bathroom and three sizeable double bedrooms, each with its own character and outlook. The accommodation would now benefit from a degree of modernisation, and offers the epitome of modern Edinburgh living, ideal for both family life and entertaining, all set within a peaceful enclave just moments from the vibrancy of Morningside and the Meadows.
The property also enjoys an expansive south-facing private garden to the rear, with a laid lawn and lined with mature plantings and trees. The garden is accessed via a pathway to the left of the main house, which is split into four properties, each of which have a portion of the garden grounds. There are also two private parking spaces included, accessed via a gateway entrance on Kilgraston Road.
125b Grange Loan, Edinburgh EH9 2HB
3 BEDROOMS
1 PUBLIC ROOM
1 BATH/SHOWER
1,651 SQFT
154 SQM
Property Details & Description
Accommodation
GROUND FLOOR
Entrance Hallway
FIRST FLOOR
Hall, Living Room, Kitchen, Three Bedrooms, Bathroom
OUTDOOR SPACE
Private laid lawn south facing garden, two private parking spaces
Location
Situated in one of Edinburgh’s most prestigious neighbourhoods, The Grange, 125B Grange Loan offers a highly sought-after blend of urban convenience and serene residential living. The location is known for its charming tree-lined streets and sense of community, making this an ideal location for families, whilst being well-connected to the city centre.
The address places you within easy reach of Edinburgh’s rich cultural treasures, such as Edinburgh Castle, the Royal Mile, and the picturesque gardens of Princes Street. Indulge in the city’s vibrant culinary scene from casual dining to renowned eateries. The nearby areas of Morningside and Bruntsfield can also be conveniently accessed, offering a unique array of independent shops and cafes, not to mention well-kept public parks such as The Meadows and Bruntsfield Links. A number of independent fitness studios can be found close by, with larger gyms such as Nuffield Health just a short drive away.
125B Grange Loan is ideally situated in the catchment area of well-regarded schools including James Gillespie’s Primary and Secondary School, with options in the private sector including George Heriot’s School, Merchiston Castle School and St George’s School for girls are among the esteemed independent schools within easy reach.
Floorplan
General Remarks & Information
Viewings
Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.
Satellite Navigation
The property’s postcode is EH9 2HB
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
Electric heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).
Local Authority
Edinburgh Council
EPC Rating
G
Council Tax
G
Tenure
Freehold
Home Report
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.
Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. 11 Wemyss Place, Edinburgh, Midlothian, EH3 6DH
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 May 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.
