33 Duddingston Park, Edinburgh, EH15 1JU

Ground Floor
The ground floor offers a seamless blend of period elegance and modern functionality. At its heart is a grand drawing room, beautifully proportioned and flooded with natural light from a generous bay window. Original stripped timber flooring, ornate woodwork and cornicing, a wooden picture rail, and an impressive marble fireplace create a refined and welcoming space - ideal for both formal entertaining and everyday family living.

To the rear, a spacious and contemporary kitchen offers a sleek, modern aesthetic with high-quality cabinetry, Corian worktops, and ample space for dining. Adjoining the kitchen is a large and practical utility room with excellent storage and direct access to the enclosed garden - perfect for busy family life.

A sizeable ground floor bathroom provides convenience and excellent storage space, featuring a walk-in shower, built-in cupboard space, and a designated area for coats and shoes -enhancing both comfort and organisation in this impressive family home.

Internal access to the self-contained one-bedroom guest flat is conveniently provided via a door on the ground floor off the main hallway.

Mid-level floor
The mid-level floor features two generously proportioned double bedrooms, each offering elegant period charm. One of the bedrooms is particularly impressive, enhanced by a large bay window that floods the space with natural light and highlights its original Victorian detailing.

A beautifully appointed family bathroom completes this level, featuring a modern suite that blends seamlessly with the home’s character. A large double-ended bath offers a luxurious focal point, complemented by a walk-in shower and high-quality fittings.

First Floor
The first floor of this impressive Victorian villa offers exceptional family accommodation, comprising three spacious double bedrooms, one of which benefits from a stylish ensuite. Each bedroom retains the property's original character, with generous proportions, high ceilings, and classic period features throughout.

A standout feature is the large second living room - an elegant and versatile space, ideal for relaxing or entertaining and open views to Arthur's Seat. Bathed in natural light from a substantial bay window, this beautifully appointed room also features an attractive fire surround and living flame gas fire, creating a warm and inviting atmosphere while showcasing the charm and grandeur typical of Victorian architecture.

Self-contained flat
This charming one-bedroom, self-contained flat offers a cosy and homely atmosphere, ideal for those seeking comfort and privacy. The property features a well-equipped kitchen and a modern shower room, providing all essential amenities for convenient living. The double bedroom is bright and inviting, offering a peaceful retreat at the end of the day. The highlight of the flat is its generous outdoor space – a sunny, private paved area complete with table and chairs, perfect for alfresco dining, relaxing with a book, or entertaining guests. The flat has it's own dedicated front door at the side of the property with additional access from within the main house (off the hallway). The flat is currently licenced as a short term let and marketed on Airbnb.

Living in Portobello
Nestled in the charming seaside suburb of Portobello, this exceptional home offers a rare blend of coastal living (beach within circa 10 minute walk) and urban convenience. Situated just three miles east of Edinburgh city centre, residents enjoy seamless transport links - ScotRail services whisk you from nearby Brunstane to Waverley Station in just eight minutes, while frequent Lothian Buses run every 10-15 minutes, reaching the heart of the city in around 20 minutes. Keen cyclists can reach the centre of town in circa 20 minutes via the Innocent cycle path. Within just a minute's walk of 33 Duddingston Park are local shops including a Co-op, takeaways and Post Office as well as hairdressers and a doctor's surgery.

Portobello is ideal for families, providing an impressive selection of schools. Portobello High School, rebuilt and reopened in October 2016, provides state of the art facilities, while Towerbank Primary School prides itself as Edinburgh’s only “beach school,” located mere steps from the shore. Independent education is also within easy reach - prestigious institutions such as George Heriot’s School, Fettes College, George Watson’s College, St George’s School, and Erskine Stewart’s Melville are all accessible within a short commute.

The lifestyle of this area is unrivalled: a two mile stretch of golden sand and promenade provides an enviable backdrop for daily beach walks, water sports, or sunshine-filled family outings. Portobello High Street offers a range of independent cafés, gourmet eateries, charming boutiques, the historic Bellfield community centre, and Victorian Turkish baths-adding a distinctive character. Fort Kinnaird retail park and various supermarkets, including ASDA’s 24/7 hypermarket are all within easy reach. Outdoor enthusiasts will relish regular community events such as beach volleyball tournaments and park runs at local Figgate Park, Portobello’s annual Art Walk Festival on the promenade, plus scenic cycling routes linking Portobello to Leith, the Forth Bridge, and beyond.

In Portobello, residents enjoy the ideal balance of relaxed seaside charm and outstanding connectivity-excellent schools, vibrant community life, and effortless access to Edinburgh’s cultural and commercial heart, all just minutes from the front door.

Additional Information
Driveway with double garage
Partially floored attic with Ramsay ladder
EPC Rating: D
Council Tax Band; G
Smoke alarm system
Part double glazing
Security alarm system
Included in sale: carpets, curtains, blinds, some wardrobes, freestanding and integrated kitchen appliances (excludes freestanding appliances in the flat).
Bookings for the self-contained flat run up to end of August (on Airbnb) - revenue information available on request