Kinnear Road, Edinburgh

31/9 Kinnear Road is an exceptional penthouse apartment occupying the entire top floor of a highly regarded modern development built in 1996 by Applecross, a well-respected Edinburgh developer of the time. Situated in one of the capital’s most sought-after residential addresses, the property offers rare lateral living, with all accommodation arranged across a single level and extending to over 1,660 sq ft.

The apartment enjoys a wonderful south-facing aspect, with far-reaching views across to Edinburgh Castle over the Edinburgh Academy playing fields. A particular highlight is the inclusion of two unusually generous private roof terraces, both ideally positioned to take full advantage of the outlook and setting.

As the sole apartment on the top floor, the property offers an outstanding sense of privacy and exclusivity, with lift access directly to the corridor outside the apartment. The flat is presented in good condition throughout; it would now benefit from a degree of modernisation, offering an excellent opportunity for an incoming purchaser to enhance and personalise the space to their own requirements.

The combination of generous proportions, single-level living, direct lift access, and exceptional outdoor space creates a highly desirable home that is both comfortable and easy to live in. Further benefits include double glazing throughout, a fully factored development, and a substantial double garage providing secure parking and additional storage.

This is a rare opportunity to acquire a truly outstanding penthouse apartment, offering privacy, space, and significant potential in one of Edinburgh’s most desirable locations.

Summary of Accommodation:

The accommodation is arranged on the third floor and accessed via lift to the apartment level.

The property comprises a welcoming entrance vestibule and hall, leading to a generously proportioned sitting room with a feature gas fireplace. There is a separate dining room, ideal for entertaining, which could also serve as a home office or third bedroom. The kitchen includes a dining area, offers excellent storage and work surfaces, and provides direct access to one of the private terraces. A separate utility room adds convenience.

The principal bedroom suite is well proportioned and benefits from an en suite bathroom and access to a further private terrace, enjoying morning sunshine. A second generous double bedroom also features en suite facilities.

Extensive built-in storage is provided throughout the bedroom accommodation, complemented by additional cupboards, including a hall cloakroom and linen storage. A separate WC adds further practicality.

Additional features include gas central heating, double glazing, and excellent internal storage.

Externally, the development offers a secure video entry system, lift and stair access, and fully factored landscaped gardens. The property also benefits from a private double garage and visitor parking within the courtyard.

Location summary:

Inverleith is one of Edinburgh’s most sought-after residential districts, located approximately 1.5 miles north of the city centre. Renowned for its attractive Victorian and Georgian architecture, leafy streets, and excellent local amenities, the area offers a desirable balance of urban convenience and green open space.

The neighbourhood is home to the world-famous Royal Botanic Garden Edinburgh, which provides over 70 acres of landscaped gardens and recreational space. Inverleith Park, situated nearby, offers extensive sporting facilities, open parkland, and panoramic views towards Edinburgh Castle and the city skyline.

Inverleith is particularly well regarded for its educational provision, offering access to a number of highly regarded state and independent schools. This property falls into the catchment for Flora Stevenson Primary School and Broughton High School for state schools, additionally the area is also home to several prestigious independent schools, including Fettes College, Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS), and St George’s School for Girls, making Inverleith a popular choice for families seeking access to some of Edinburgh’s leading educational establishments.

Residents benefit from a wide range of amenities in the surrounding areas of Stockbridge, Comely Bank, and Canonmills, including independent boutiques, cafés, restaurants, supermarkets, and leisure facilities. The area is also well regarded for its excellent educational provision, with a number of highly rated state and independent schools located nearby.

Inverleith enjoys excellent transport links, with frequent bus services providing easy access to Edinburgh city centre, Haymarket, Waverley Station, and the wider city. The location also offers convenient access to Edinburgh’s principal road network, including Queensferry Road (A90), which connects to Edinburgh Airport, the City Bypass, and Scotland’s motorway system.

Combining a prestigious residential setting with outstanding green space and excellent connectivity, Inverleith remains one of Edinburgh’s premier residential addresses.


Additional Information
EPC: C
Council Tax Band: H
Tenure: Freehold
Viewings: By appointment via Rettie & Co.







EPC Rating: C
Council Tax Band: H