Palmerston Place, Edinburgh, EH12

**VIEWING BY APPOINTMENT ONLY**

3A Palmerston Place is a well-presented lower ground-floor apartment offering 3 bedrooms (1 en-suite), a stylish open plan kitchen / sitting room, a family bathroom and a utility room. This beautiful apartment also includes an attractive garden, a front courtyard and three under-pavement cellars.

PROPERTY DESCRIPTION

3A Palmerston Place is located on one of the West End’s most distinguished streets, renowned for its striking architecture and timeless charm. Enjoying a central and sought-after position, the property is accessed via external steps that lead down into a private front courtyard.

This spacious and well-presented apartment offers an ideal blend of period character and contemporary comfort. The generous open-plan kitchen and sitting room to the rear provides a versatile and welcoming living space. The principal bedroom benefits from a walk-in wardrobe and en-suite, while two further bedrooms are served by a modern family bathroom. The apartment also features excellent storage throughout, along with a separate utility room off the sitting room.

Externally, the property includes a private front courtyard and three under-pavement cellars. To the rear, an attractive private garden is accessed directly from the utility room.

Combining character, practicality, and an exceptional West End location, 3A Palmerston Place represents a rare opportunity to acquire a distinctive and highly desirable home in the heart of Edinburgh.

ACCOMMODATION COMPRISES

Lower Ground Floor – Reception Hallway, Kitchen / Living Room, Principal Bedroom (En-Suite & Walkin Wardrobe), Bedroom 2, Bedroom 3, Family Bathroom, excellent storage.

Outside – Garden Grounds, Secluded Patio, Three Under Pavement Cellars, Front Courtyard.

DISTANCES

Haymarket Train Station 300 meters, Stockbridge 1.30 miles, City Centre 0.50 miles, St Andrew’s Square 1.40 miles, Murrayfield Stadium 1.20 miles, Waverly Train Station 1.1 mile. (All distances are approximate)

AREA INSIGHTS

3A Palmerston Place is situated in the heart of Edinburgh’s prestigious and highly sought-after West End, just a short walk from Haymarket Station and the city’s main financial centres. The West End offers an excellent range of local amenities, including a wide selection of bars, cafés, restaurants, and boutique shops. Additional shopping can be found nearby on Shandwick Place and Queensferry Street.

The property is ideally positioned to enjoy Edinburgh’s renowned cultural scene, with world-class art galleries, museums, and historic landmarks close by. It is also well placed for the city’s major annual events, including the International Festival, Fringe Festival, and Hogmanay celebrations.

A range of well-regarded schools are within easy reach, including ESMS (Erskine Stewart’s Melville Schools), Fettes College, and The Edinburgh Academy. Belford Sports Club is nearby, as are several gyms and leisure clubs, including two Nuffield Health centres, Bannatyne’s on Queen Street, and Westwoods Health Club.

3A Palmerston Place is moments from Edinburgh’s extensive cycle network and within close proximity to several green spaces, including the Royal Botanic Garden, Inverleith Park—with its active tennis and bowling clubs—and the Water of Leith Walkway.

Transport links are excellent. Waverley Station is within walking distance, and frequent bus and tram services—just minutes away—offer direct access across the city and to Edinburgh International Airport, which is approximately 25 minutes away by tram or car. The property also offers convenient access by road to the city bypass and Scotland’s central motorway network. Residents are eligible for two on-street parking permits.

GENERAL REMARKS

Services:
Mains gas, electricity, water and drainage.
Gas central heating
High speed broadband services are available.

Fixtures and Fittings:
All fitted carpets, curtains poles/rails, blinds, light fittings and all integrated appliances form part of the sale.

Listing and Conservation:
3A Palmerston Place is B Listed and falls within Edinburgh’s New Town Conservation area.