70 Hillpark Grove, Edinburgh, EH4 7AP






Commanding wonderful panoramic views across the city, the impressive six-bedroomed detached property enjoys an elevated hillside position in Blackhall, a highly sought-after address in West Edinburgh.

Sitting on a peaceful and private cul-de-sac, the substantial modern family home forms part of a small, gated luxury residential development and offers generously proportioned accommodation arranged over three levels.

The contemporary-styled home offers exceptional open-plan living and entertaining spaces, a well-equipped kitchen, an impressive conservatory and stylish bathrooms, all featuring high -specification fixtures and fittings.

The property sits on a large, landscaped plot and is backed by the mature woodland of Hillwood Park.

The unfurnished property is presented to the market in a walk-in condition ideally suited to a family with the attraction of several excellent schools nearby as well as a wide spectrum of recreational and leisure facilities.


Max Mills 
Director of Residential Sales


Brodie Ballantine
Sales Negotiator


Property Details & Description



Ground Floor

Entrance Hallway, Formal Drawing Room, Sitting Room, WC Room, Hall Storage Cupboard, Open Plan Kitchen-Breakfast Room, Utility Room, Dining Room, Conservatory


First Floor

Principal Bedroom with En-suite Bathroom & Dressing Room, Double Room Two & En-suite Shower Room, Three Further Double Rooms, Family Bathroom, Two Landing Storage Cupboards


Lower Ground Floor

Bedroom Six with En-suite Shower Room & Two Storage Cupboards,

Integrated Automated Double Garage & Secure Storage Room, Two Additional Storage Cellars  


Outside Space

Enclosed Back Garden with Lawn & Wrap-around Path,

Sun Terrace a& Conservatory Patio Area on First Floor Level, Paved Driveway, Front Garden with Leafy Shrubbery, Stone Steps to the Side Door




First Floor

Access to the property is via an impressive stone staircase that sweeps up from the driveway to a balcony and terrace, with an attractive Roman-style stone balustrade, and the imposing front door flanked by classical pillars. The front door opens into a spacious and welcoming entrance hall which features a cloakroom cupboard and a WC room.

Drawing Room: Situated at the front of the house, this generously proportioned living space offers wonderful views of the city and features a marble-surround fireplace with an electric (CHECK) coal-effect fire. The spacious room benefits from French doors that open out onto a terrace as well as into the conservatory and the dining room. This is the perfect place to entertain on a large scale.

Conservatory: This substantial conservatory spans the entire width of the house and offers both views of the city as well as of the dense woodland at the rear of the property. French doors lead out onto a terraced patio area.

Dining Room: Cited to the rear of the house, this good-sized room is accessed from the kitchen, conservatory and the drawing room.

Kitchen: The well-equipped fitted kitchen features many top-quality Siemens appliances including a five-ring gas hob, oven, combi microwave/oven, American-style fridge freezer and a SMEG dishwasher. There is also a breakfast bar, double sink, black granite counter tops and plenty of base and upper storage units. French doors open directly to the garden at the rear of the property.

Utility Room: Accessed from the kitchen, the utility room features a Siemens washing machine and tumble dryer as well as an integrated sink. There is a side door which gives access to both the front and back of the house.

Second Floor


Landing: A cream carpeted staircase with wood balustrade leads up to a light and airy landing which gives access to all the accommodation on this floor.

Principal Bedroom: This generously sized bedroom suite is positioned at the front of the property and enjoys a tranquil outlook and spectacular views of the city’s rooftops out to the Firth of Forth, Calton Hill and Arthur’s Seat in the distance. An internal corridor accesses both the walk-in dressing room that offers plenty of storage and a full-length mirror and the en-suite bathroom. The stylishly fitted bathroom features silver metallic tiling, a modern bath, rain shower, two heated towel rails, an integrated double wash basin unit with drawer storage and a WC.

Bedroom Two: This large bedroom has a leafy aspect over the rear of the property and benefits from a fitted wardrobe and an en-suite shower room with an integrated wash basin and cupboard unit, heated towel rail & WC.

Bedrooms Three, Four & Five:  Two of the double bedrooms overlook the leafy rear of the property whilst one shares similar stunning city views to the principal bedroom.

Family Bathroom: There is a large modern bathroom that features a bath, shower, integrated wash basin and storage unit, heated towel rail & WC.


Ground Floor

Bedroom Six: A carpeted staircase leads down from the entrance hall to this self-contained bedroom with an en-suite bathroom with a huge shower, an integrated wash basin unit, heated towel rail & WC. There are two storage cupboards in the room.

Hall: There is a door entrance from the inner hall into the garage as well as accessing the private driveaway at the front of the house.

Double Garage: The double garage, integral to the house, has ample room for two vehicles and also has a separate storage room. On either side of the garage entrance there are two gated cellars which would be an ideal place to store bicycle and rubbish bins.


Outside Space

Externally, the property sits on a large, sheltered landscaped plot with a mix of lawn, mature trees and leafy shrubbery. There are two sun terraces located on the first-floor level and a patio area outside the kitchen.   There is a large paved private driveway with ample room to park several cars.




Hill Park Grove is situated in the sought-after residential area of Blackhall just under 10 minutes’ drive west of the city centre.

The area is well served by local amenities with a small cluster of shops and a café within walking distance on Strachan Road and further shops, a post office and cafes on Hillside Road. There is a Tesco supermarket at nearby Davidson’s Mains whilst there is a Sainsbury’s, Marks & Spencer and Lidl at Craigleith Retail Park, just a short drive away.

The area is very popular with families due to its excellent selection of school including Blackhall Primary School and the Royal High School as well as Erskine Stewarts’ Melville Schools (ESMS), Cargilfield Prep School, St George’s School for Girls and Fettes College in the private sector.  

In terms of recreational and leisure facilities, there are several golf courses in close proximity - The Royal Burgess, Murrayfield and Ravelston – Barnton and Blackhall Tennis Clubs, and a David Lloyd Club in Corstorphine. Also nearby is Edinburgh Zoo and Murrayfield Rugby Stadium.

There are plenty of green spaces and woodland walks nearby with the property backing on to Hillwood Park, part of the 140-acre Corstorphine Hill Nature Reserve. Within walking distance is Ravelston Park that has a children’s play park and there are some lovely walks to be enjoyed at Lauriston Castle, Cammo Estate and along the Water of Leith.

The property lies only short drive from the City Bypass allowing easy access to Edinburgh International Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian.  There are also excellent bus links from Queensferry Road into the city centre.


General Remarks:

Proof and Source of Funds / Anti Money Laundering:

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. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.


Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.O



Gas central heating, mains water, gas and electricity, broadband (BT), telephone (BT - subject to telephone providers’ regulations.)







Council Tax Band Category: H 


 EPC:  C



By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.




1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.


2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.


3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.


Particulars prepared Oct 2021 - First Issue