31 Ann Street, Edinburgh, EH4 1PL

Ground Floor The elegant vestibule opens into a striking entrance hallway, where a sweeping curved staircase is complemented by tiled flooring and the luxury of underfloor heating.

To the front, the beautifully proportioned sitting room exudes warmth and character, featuring dual sash and case Georgian windows with original working shutters, intricate cornicing, and a refined marble fireplace.

To the rear, a light-filled open-plan kitchen and dining space, with feature fireplace and iconic Aga, offers a warm and inviting blend of sophistication and comfort - the perfect setting for everyday family life as well as stylish entertaining.

First Floor The elegant principal bedroom, with its striking marble fireplace and triple Georgian sash-and-case windows, enjoys an abundance of natural light and far-reaching open outlooks.

A further generously proportioned double bedroom, also with a charming feature fireplace, overlooks the tranquil patio garden to the rear, creating a peaceful retreat.

The luxurious family bathroom is beautifully appointed, featuring a freestanding roll-top bath, a separate walk-in shower, and high-quality fittings, offering both comfort and style.

Second Floor The second-floor has been thoughtfully converted to create a spacious double bedroom, flooded with natural light from multiple windows.

This inviting room benefits from a well-appointed en suite bathroom with bath and shower, excellent storage neatly tucked beneath the eaves, and a generous floor area that combines practicality with comfort.

Garden Level The garden level offers a wonderfully versatile living space, equally suited as a generous family room, a fourth bedroom, or an additional area for entertaining.

Bathed in natural light, this impressive room enjoys direct access to the enclosed south-facing patio garden, creating a seamless indoor-outdoor flow.

With its flexibility, size, and bright aspect, the space also lends itself perfectly as a home office or creative work studio, making it a highly desirable feature of the property.

A dedicated utility cupboard provides discreet space for the washing machine, dryer and an additional fridge/freezer.

Thoughtfully designed for convenience, this area also offers excellent potential to be reconfigured as a shower room, should further facilities be desired.

Outside Space The beautifully maintained front garden provides a fitting introduction to this superbly presented home.

To the rear, the south-west facing garden has been elegantly landscaped to create a private and sun-filled retreat, complete with a patio ideal for al fresco dining and relaxation.

In addition, residents may, for an annual subscription, enjoy access to the renowned Dean Gardens - an exquisitely kept private green space at the end of Ann Street, regarded as one of Stockbridge’s most exclusive shared amenities.

About Stockbridge Living on Ann Street places you at the heart of one of Edinburgh’s most desirable neighbourhoods.

Stockbridge has long been celebrated for its village-like charm, cobbled streets, and thriving community, while being only a short walk from the city centre.

Families are particularly well served, with highly regarded independent schools such as Fettes College, The Edinburgh Academy, and Stewart’s Melville College all within approximately 10-15 minutes by car, and easily reached by public transport.

Green space is abundant.

Just a short stroll from Ann Street you’ll find the leafy Water of Leith Walkway, the open expanses of Inverleith Park, and the world-renowned Royal Botanic Garden Edinburgh, perfect for weekend walks and family outings.

For shopping and leisure, Stockbridge offers an exceptional choice. Artisan food shops, delicatessens, and independent boutiques line Raeburn Place, alongside stylish cafés and restaurants.

High-end retail therapy is only a 15-20 minute walk away on George Street, St James Quarter and Multrees Walk, home to luxury brands and designer stores.

From Ann Street, everything that makes Stockbridge special - its sense of community, cultural richness, and easy city access - is right on your doorstep.

Additional Information Dean Gardens - membership subscription Dean Tennis & Squash Club - membership subscription Included in sale: Carpets and all integrated kitchen appliances, including Aga, LG fridge/freezer and washing machine located in the kitchen.

Excluded in sale: Fridge, freezer and tumble dryer (located in utility cupboard); light fittings, curtains, blinds and all furniture are available by separate negotiation.

Parking: Permit parking - Controlled Zone 5 Council Tax Band: H EPC Rating: D a-listed, New Town Conservation Area Viewing is strictly by appointment only.