1F2, 17 Polwarth Gardens, Edinburgh, EH11 1JT

McEwan Fraser Legal is delighted to present this truly impressive first-floor flat, set within a handsome traditional Edinburgh tenement in the highly sought-after Polwarth district. Boasting an abundance of period charm, exceptional proportions and versatile accommodation, this substantial four-bedroom property offers a rare opportunity to acquire a home that will appeal equally to families, professionals, investors and those seeking a classic Edinburgh residence with timeless character.

Upon entering, a spacious and welcoming hallway immediately sets the tone for the accommodation on offer. Enhanced by the property's impressive ceiling heights, the generous entrance hall provides excellent circulation throughout the home and benefits from a convenient storage cupboard.

The magnificent living room is undoubtedly one of the property's standout features. A truly stunning reception space, it effortlessly showcases the grandeur of Edinburgh's Victorian architecture. Beautifully maintained flooring, intricate original cornicing, an ornate ceiling rose, and impressive sash and case windows combine to create a room of exceptional elegance and character. A beautiful original fireplace forms the focal point of the room, while the south-facing aspect floods the space with natural light throughout the day. Recently refreshed décor and exposed polished floorboards further enhance this outstanding living environment. The internal kitchen has been thoughtfully designed to maximise both storage and functionality, offering ample cupboard space, tiled splashback walls and practical workspace, making it perfectly suited to modern living.

The bathroom is generously proportioned and features a bath with integrated shower, complemented by a window providing natural light and ventilation.

The property offers four exceptionally well-sized double bedrooms, providing remarkable flexibility for growing families, home-working professionals or investors. Three of the bedrooms are positioned to the rear of the property, enjoying peaceful outlooks across mature trees and surrounding greenery, creating a wonderfully tranquil atmosphere. The principal front-facing bedroom is particularly impressive, featuring beautiful original flooring, intricate cornicing, a striking original fireplace and generous proportions. All of the bedrooms benefit from stunning sash and case windows, allowing natural light to pour into the accommodation while preserving the property's period character.

Further benefits include a modern gas central heating system with a combination boiler and radiators installed in 2014, providing efficient heating and on-demand hot water. The boiler has been regularly serviced, with its most recent service completed recently. The property has also previously operated as an HMO rental, with landlord compliance records available and door closure fittings retained and available for reinstatement, presenting potential opportunities for investors.

Externally, residents enjoy access to a maintained communal garden. This attractive outdoor space benefits from excellent sunlight exposure and provides a peaceful setting with generous lawn areas, perfect for relaxing, socialising or enjoying Edinburgh's warmer months. The building itself is exceptionally well maintained, with a shared owners' maintenance scheme in place covering internal stair cleaning and upkeep. Recent roof and chimney repairs have been organised and funded through the owners' group, providing additional reassurance for prospective purchasers.

Combining outstanding period features, remarkable living space, sought-after school catchments and a highly desirable Edinburgh location, this exceptional property represents a rare opportunity to acquire a truly distinguished home with broad appeal and outstanding long-term potential.


Electricity Supply: SP Energy Networks
Water Supply: Scottish Water
Sewerage: Scottish Water
Broadband / Mobile Coverage: Full 4G coverage, limited 3G and 5G.