7A Fettes Row, New Town, Edinburgh, EH3

An impressive and generously proportioned three-bedroom period property arranged over the basement and lower basement levels, situated in the highly desirable New Town area of Edinburgh. Offering approximately 1,920 sq ft of well-planned accommodation, the property combines spacious rooms, excellent storage and flexible living space.



The accommodation comprises a welcoming hallway leading to an impressive sitting/dining room, providing a generous and versatile space for both relaxing and entertaining. The well-appointed kitchen features a range of fitted units, coordinating splashback and integrated appliances, with a separate utility room offering additional practical space. There are two particularly spacious bedrooms, both benefiting from en-suite bathrooms and built-in wardrobes, while the third bedroom also features a built-in wardrobe. Completing the accommodation are a useful study, separate shower room and WC, providing excellent flexibility.

Further benefits include gas central heating and on-street permit parking. Externally, the property enjoys a private courtyard, together with private under-pavement cellars which are dry-lined and benefit from an electricity supply, providing excellent additional storage.

Fettes Row occupies a highly desirable position on the northern edge of Edinburgh’s New Town, offering excellent access to the city centre and the established neighbourhoods of Stockbridge, Canonmills and Inverleith. A wide range of amenities is available nearby, including independent shops, cafés, restaurants and specialist retailers, with larger supermarkets and the extensive shopping, dining and cultural attractions of central Edinburgh also easily accessible. The area is particularly well served for recreation, with Inverleith Park and the Royal Botanic Garden Edinburgh providing attractive green spaces for leisure and outdoor activities. The Water of Leith and surrounding riverside paths offer further opportunities for walking, cycling and enjoying the outdoors, while a range of gyms, sports clubs and leisure facilities can be found throughout the surrounding neighbourhoods. There is an excellent choice of schooling in the area, including renowned independent schools such as Fettes College, Edinburgh Academy, Stewart’s Melville Schools and St George’s School for Girls. A range of local primary and secondary schools also serves the wider area. Transport links are excellent, with regular bus services connecting Fettes Row with Edinburgh city centre, Waverley Station, Haymarket and other parts of the city. The nearby tram network provides convenient connections to Edinburgh Airport, while Waverley and Haymarket railway stations offer rail services across Scotland and to major UK destinations. Road connections are also strong, with convenient access to the A1, A90, City Bypass and wider motorway network.

All window furnishings (curtains, curtain poles, blinds etc), floor coverings, light fixtures and appliances (both integrated and free standing) are included in the sale. No warranties or guarantees will be provided.

Please note that some of the images have been virtually staged and are for illustrative purposes only.

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 and required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

EPC: C
Council Tax: F - £3584.57 inclusive of water and sewage* (*based on 2026/2027 tax year) - The City of Edinburgh Council
Tenure: Freehold
Electricity Supply: Mains supply installed. The electricity consumer unit is located in the study.
Water Supply: Scottish Water
Sewerage: Scottish Water
Heating: Gas fired central heating with boiler and hot water tank located in the utility room.
Broadband: 1800 MBPS (Potential download speed)
Mobile Signal/Coverage: Full 4G and potential 5G outdoor coverage
Parking: On street permit and pay-and-display parking is available on Fettes Row and surrounding streets under zone 6 (Permits obtained upon application to The City of Edinburgh Council and payment of fees)

All statements contained herein are believed to be correct but are not guaranteed and interested parties must satisfy themselves as to their accuracy.