Situated in one of the Morningside’s most popular roads, occupying the ground and lower garden level of an elegant Victorian villa, 35 Cluny Drive is a rare offering on the South Side of Edinburgh. Set within beautifully landscaped grounds, the property boasts exclusive ownership of the expansive front garden and driveway, with space for multiple vehicles and access to a private garage, along with a charming rear garden featuring an Original Refurbished Edwardian Orangery/Summer house
Impressively proportioned and thoughtfully arranged the accommodation spans 2,839 sq ft (264 sq m) - this five-bedroom home blends classic period architectural features with modern comfort. The heart of the property is the large dining kitchen, perfect for family meals and entertaining, complemented by a bright and airy south facing living room & formal dining room, and multiple flexible-use rooms including a fabulous, refurbished Summer House and home office. With two ensuite bathrooms, a large shower room, and an additional shower room, the accommodation offers excellent versatility for contemporary family living.
35 Cluny Drive, Edinburgh, EH10 6DT
5 BEDROOMS
2 PUBLIC ROOMS
4 BATH/SHOWER
2,839 SQFT
264 SQM
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Property Details & Description
Accommodation
GROUND FLOOR
Entrance Vestibule & Hall, Living Room, Dining Room, Kitchen, Bedroom Five, Office, Shower Room, Hall Storage Cupboards, Boiler Room
LOWER GROUND FLOOR
Principal Bedroom with Ensuite Bathroom and Fitted Wardrobe Storage, Bedroom Two, Bedroom Three with Ensuite Bathroom, Bedroom Four with Fitted Storage and Office, Utility, Shower Room& Several Storage Cupboards
OUTSIDE SPACE
Driveway with Off-Street parking for Multiple Vehicles Garage
Rear Garden Largely Laid to Lawn with Terrace, Edged with Leafy Shrubbery and mature Plants and Trees, Original Refurbished Edwardian Orangery/Summer house & an additional garden shed for storage.
Location
Cluny Drive lies approximately three miles to the south of Edinburgh city centre, in the popular residential area of Morningside. The area is renowned for its eclectic range of shops, restaurants and artisan cafés, cosmopolitan bistros and bars. Morningside also boasts Dominion Cinema and Churchill Theatre, with Waitrose, Marks & Spencer and Sainsbury’s Local supermarkets.
Cluny Drive is surrounded by green open spaces with Blackford pond & Blackford Hill at the doorstep, the Hermitage of Braid within few minutes walk; Craiglockhart, the Meadows and Arthur’s Seat also within easy reach which offer opportunities for leisure pursuit such as walking and cycling. There are also numerous recreational facilities in close proximity including the Braid Tennis Club within a 2 minute walk; Craiglockhart Tennis Centre, Warrender Swim Centre, Merchants of Edinburgh and Craighouse Hill Golf Courses also within walking distance; the Royal Commonwealth Pool and the Midlothian Snowsports Centre at Hillend are within easy reach by a short car journey.
Cluny Drive lies in the catchment for Canaan Lane Primary School the highly regarded South Morningside Primary School – named by Tatler magazine as Best Primary School in Scotland, 2017 – and Boroughmuir High School - the top secondary school in Edinburgh, with private options including George Heriot’s School, The Rudolf Steiner School and George Watson’s College in close proximity. The Edinburgh College of Art, Edinburgh University campuses and King’s Buildings are easily reached.
There is ample on street parking and good proximity to numerous bus routes, with easy access to the city bypass, Edinburgh International Airport and Central Scotland’s motorway network.
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 EH10 6DT
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
D
Council Tax
G
Tenure
Freehold
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 June 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.
