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Simon Donaldson

Beautifully presented main door upper duplex with excellent accommodation & large mature garden


Key Features

  • Virtual viewing video available
  • Main door duplex in walk in condition
  • Generous and versatile accommodation
  • Large private mature garden
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  • 4 Bedrooms
  • 1 Public Room
  • 2 Bath/Shower Rooms
  • Private Garden
  • Unrestricted Parking Nearby
  • Gas Central Heating
  • EPC Rating C

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Clare Murphy will be happy to help.

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1A Durham Road is a quite exceptional property comprising a substantial upper conversion of a handsome detached Victorian villa. The property offers wonderful uninterrupted westerly views to Arthur's Seat, a large private rear garden and unrestricted on street parking. The generously proportioned and versatile accommodation has been painstakingly renovated throughout blending the intricate and detailed period features including ornate cornice work, timber floors, window shutters and fireplaces with contemporary décor and modern fixtures and fittings to the kitchen and bathrooms.

Located between Portobello’s white sandy beach and the greenbelt area of Arthur’s Seat, yet still within easy reach of the bustling City Centre, this superb property offers an attractive balance of leafy tranquillity with city living.

Accessed via the private front garden, the original double doors framed by beautiful carved stonework lead into the property. The vestibule, with its preserved mosaic tiles, ornate cornicing and beautiful etched door and window panes, offers a flavour of the elegant and spacious property to follow. The entrance hall leads to an ornate staircase lit with natural light from a stained glass arched window, which in turn provides access to the living accommodation above.

Flooded with sunlight from the large southwest-facing bay window and a second smaller bay window to the side, the splendid sitting room enjoys outstanding westerly views towards Arthur’s Seat. This elegant and spacious room boasts a large marble fire surround with coal effect gas stove, sash-and-case windows, ornate cornicing, a decorative pressed ceiling and a stunning ceiling rose. The generous room dimensions allows ample space for a dining table and chairs.

Situated at the back of the property overlooking the garden, is a well-appointed kitchen/breakfast room with gas hob, hood, oven and grill, fridge freezer, wine cooler, washing machine, dishwasher, ceiling mounted clothes pulley and two large walk-in cupboards.

Three double bedrooms and a modern shower room compete the accommodation on the first floor. Double bedroom 2 benefits from double aspect windows, a feature fireplace with gas fire and an Edinburgh Press. Double Bedroom 3, also with a feature fireplace with gas fire and double recessed windows, has an interconnecting door to Double Bedroom 4, giving this room a flexible layout for various purposes. 

A sweeping staircase provides access to the top floor which offers a magnificent master bedroom suite.   In the centre is an extremely spacious and bright double bedroom with a large skylight and two picture windows with a westerly aspect towards Arthur's Seat.  Leading off the bedroom are a substantial bespoke dressing room or nursery bedroom with a Crittall style aluminium frame; a stunning en suite bathroom with skylight, marble effect tiling and walk-in shower; a utility room/kitchenette and a walk-in store cupboard.


Duddingston is a highly sought after residential area lying to the east of the city centre. Duddingston Village, which is situated just up the road, has a 12th century Kirk and Edinburgh's oldest pub, The Sheep Heid Inn.  Figgate Burn Park, the newly created Treverlen Park, Holyrood Park, Duddingston Loch and the Bawsinch Nature Reserve are also all close by offering a slice of the country in the heart of the City. Other local amenities include Portobello Swimming Pool, fitness centres, golf courses and football pitches.The large sandy Portobello beach and Promenade are a short walk away and Portobello offers a good range of local shops, restaurants cafes and bars. For larger shopping facilities there is an Asda at the Jewel and an extensive range of high street retailers at Fort Kinnaird both of which are a short drive away. Good bus services run to and from the city centre and there is easy access to the city bypass and the A1. The nearby Local Authority schools are highly regarded, with a superb new High School and St Johns Primary School recently built and opened.


The property has substantial and well maintained garden grounds to the front and rear with established flower beds and mature trees and shrubs. The rear garden consists of a lawn terrace and numerous herbaceous beds and borders. Within the garden is a summer house.

Beneath the house and beside the back garden is a large cellar offering the potential to create storage and a simple additional kitchen area for use when in the garden. 


There is unrestricted on-street parking.

Fixtures and Fittings

The fitted carpets, blinds, light fittings, all kitchen appliances and the summer house are included in the sale.

The mirror in the first floor bathroom is not included in the sale.


There is a gas fired central heating system with a new Worcester Boiler

Neighbour Notification

There is a current planning application ( 19/04106/Ful ) in respect of proposed works to the ground and basement flat to which the sellers have not objected. 

Interested parties are advised to request their own solicitor to note interest with us as soon as possible after viewing. The Seller shall not be bound to accept the highest or any offer. These particulars do not form part of any contract and the statements or plans contained herein are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested for efficiency or safety and no warranty is given as to their compliance with any Regulations. Only offers using the Combined Standard Clauses will be considered. Offers received not using these clauses will be responded to by deletion of the non-standard Clause and replaced with the Combined Standard Clauses.

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Simpson & Marwick is the trading name of Alston Law Limited, a company registered in Scotland under number SC459802 and with its registered office at The Forsyth Building, 5 Renfield Street, Glasgow, Scotland. Alston Law Limited is authorised and regulated by the Law Society of Scotland. A list of Directors is available at the Companies House website or at https://find-and-update.company-information.service.gov.uk/company/SC459802.