21 Napier Road is a magnificent period property with more than 6,000 square feet of impressive accommodation and various handsome character details. The property is set on a generous corner plot allowing for tall bay sash windows on two aspects and displays imposing stone and brick elevations. Inside there are four floors of accommodation, featuring nine bedrooms and several generously-proportioned reception rooms. Some of the floors have been divided into separate dwellings but offer the flexibility to reorganise the living space according to the buyer’s requirements.

Entering the property, the welcoming vestibule has original tiled flooring and leads to the main reception hall, with its grand wooden staircase leading to the upper levels. The ground floor has a comfortable sitting room with polished wooden flooring, a large bay window and ornate cornicing, as well as a large, open kitchen and breakfast room, while the main reception room is the stunning 38ft great hall. This ballroom-style reception hall has recently been used as a chapel and features a full-height bay window to one aspect, with further tall sash windows adding to the sensation of space and light.

The lower level provides four comfortable double bedrooms and a sitting room, which also features an impressive bay window overlooking the garden. A kitchen and a bathroom with an over-bath shower provide the lower level with the potential for use as a self-contained apartment.

Upstairs, the first floor has a grand, 25ft drawing room, three bedrooms and two kitchens, as well as a family bathroom, while a further bathroom, kitchen and two generous double bedrooms, as well as storage space. While the house already offers extensive accommodation with a high degree of flexibility, subject to the necessary permissions there may also be the opportunity to extend the property to the south, providing further potential to create a collection of high-end apartments.

Outside

The property sits in a prominent corner position on Napier Road, with steps leading from the road to the elevated entrance. There are generous gardens surrounding the house, with areas of lawn, mature trees and various shrubs with established hedgerows. Some landscaping work is required, but the grounds provide scope for creating a peaceful and sheltered sanctuary. Parking is available along Napier Road and Polwarth Terrace in marked bays, via a resident permit scheme.

Situation

Edinburgh's charming Merchiston district is within easy reach of the city centre and its key commercial and retail areas, including Princes Street and George Street. The surrounding area is known for its mix of traditional and contemporary amenities, including boutique shops, cafés, and restaurants, while nearby Bruntsfield and Morningside offer further shopping and leisure options.

For recreation, residents can enjoy the expansive open spaces of the Union Canal, the nearby Merchiston and Bruntsfield Links, and the array of sports and fitness facilities in the area. Families benefit from access to some of Edinburgh's most sought-after schools, including the Edinburgh Steiner School, Merchiston Castle School, George Watson’s College, and the Edinburgh Academy.

Excellent transport links are provided via the city’s well-connected bus network, with Haymarket station and the tram line both within easy reach, offering convenient connections to Edinburgh Airport and other key destinations across the city.

Additional Information

Local Authority: City of Edinburgh Services: Mains water, drainage, electricity and gas. Council Tax: Part of the building is a church and therefore subject to non-domestic rates. It has a rateable value of £11000 and a poundage rate of 49.8p so the Council Tax rate would be £5,478.00 but as it is a church there is a 100% statutory exemption which means they do not pay anything.

21A Napier Road is the basement flat and is rated as Council Tax Band G

21B Napier Road is the first and second floor accommodation and rated as Council Tax Band F

Wayleaves and easements: the property is sold subject to any wayleaves or easements, whether mentioned in these particulars or not