Rutland Court Lane, Edinburgh

Tucked away in a secluded and peaceful position in the heart of Edinburgh’s West End, this superb main-door, ground-floor flat offers an exceptional combination of city-centre convenience and private outdoor living. Presented in great condition throughout, the property is complemented by a beautifully manicured, South-facing garden, a rare and highly desirable feature in this location.
Accessed via its own private entrance, the accommodation is generous and well-proportioned, extending to approximately 116 sq m (1,246 sq ft). A welcoming entrance vestibule leads into a long central hallway, providing access to all rooms and excellent storage.
The lounge/dining room is a standout space- bright, spacious and ideal for both everyday living and entertaining, with French doors opening directly to the garden, allowing afternoon and evening sun to flood the room. The adjacent kitchen, complete with Samsung appliances, is well laid out and practical, offering ample worktop and storage space while remaining separate from the main living area.
There are three bedrooms, including a particularly large principal bedroom, a second generous double, and a third room ideal as a guest bedroom, home office or study. The property is served by a family bathroom, a separate WC, and additional built-in storage cupboards, enhancing everyday functionality.
Having been recently renovated by the current owners to an exceptionally high standard, the home is truly turnkey. Notably, the property has an air-source heat pump, which provides underfloor heating throughout the flat.
Externally, the private South-facing garden is a true highlight- carefully maintained and offering a tranquil, sheltered setting that feels far removed from city life, yet lies just moments from Edinburgh’s finest amenities.
Located in one of the city’s most prestigious neighbourhoods, Rutland Court Lane enjoys immediate access to the West End, Princes Street, Haymarket Station, and an excellent selection of cafes, restaurants and cultural attractions, all while retaining a quiet, tucked-away atmosphere.
This is a rare opportunity to acquire a main-door city-centre flat with a private garden, combining space, privacy and an enviable location in one of Edinburgh’s most sought-after addresses.

Accommodation comprises:
Entrance vestibule, hallway, lounge/dining room with French Windows leading to the garden, principal bedroom with built-in storage, second double bedroom, 3rd bedroom, family bathroom, separate WC, secure entry system

Outside Space:
The property benefits from an enclosed private garden and on-street permit parking.


Location:
Edinburgh’s West End is one of the city’s most desirable and prestigious neighbourhoods, celebrated for its elegant architecture, leafy streets and exceptional central convenience. Lying at the western edge of the New Town, the area is characterised by handsome Victorian and Georgian terraces, tranquil mews lanes and a refined residential atmosphere, all just moments from the heart of the capital.
The West End offers an outstanding lifestyle, with a wide selection of independent cafés, acclaimed restaurants, stylish bars and cultural venues close at hand. Princes Street, George Street and the financial district are within easy walking distance, while nearby green spaces such as Princes Street Gardens and the Water of Leith Walkway provide welcome outdoor escapes.
Transport links are excellent. Haymarket Station is a short walk away, offering regular rail services across Scotland and direct links to Edinburgh Airport via the tram. The tram network, bus routes and road connections ensure effortless access throughout the city and beyond.
Despite its central position, the West End is prized for its peaceful feel, with many quiet streets and secluded pockets that offer privacy rarely found in city-centre living. Combining elegance, convenience and tranquillity, Edinburgh’s West End remains a consistently sought-after location for professionals, downsizers and families alike.

EPC: D
Council Tax Band: E
Tenure: Freehold





EPC Rating: D
Council Tax Band: E