Living in Duddingston
Tucked away at the foot of Arthur’s Seat, just a hop, skip and a swan-dive from the heart of Edinburgh, Duddingston is a slice of tranquil village life right in the heart of the capital. Bursting with character and cosy corners, Duddingston has long been one of Edinburgh’s best-kept secrets. Whether you’re drawn to its cobbled lanes, lochside strolls or ancient history, this leafy little neighbourhood is a dream for anyone who fancies the perks of city life without the hustle and bustle.
Is Duddingston a good place to live?
Duddingston offers the rare combination of countryside calm and city convenience, which makes it incredibly popular with families, creative types, professionals and peace-seekers alike.
This charming corner of Edinburgh has a genuine village feel, complete with a historic kirk and beautiful loch views. It’s also just a short journey to the city centre, meaning you can be sipping coffee on the Royal Mile in the morning and feeding ducks at Duddingston Loch by lunch.
The housing marketing in Duddingston is a great mix of period properties, characterful cottages and stylish modern builds - all nestled among trees, parkland and winding lanes. With top schools nearby, good amenities, and a true sense of community, living in Duddingston feels like having your cake (from the local farm shop) and eating it too.
What is the transport in Duddingston like?
Even though Duddingston feels like a peaceful retreat, it’s surprisingly well connected. Whether you're catching a bus, jumping in the car or dusting off your bike, getting around is a breeze.
Duddingston by bus
Thanks to Edinburgh’s famously frequent Lothian Buses, Duddingston is well-served by several routes. Buses like the 4 and 44 get you into the city centre in around 15-20 minutes, depending on traffic. With regular services running along Duddingston Road and Willowbrae Road, popping into town, heading to Portobello Beach, or nipping over to Leith for lunch is quick and easy.
Duddingston by train
Duddingston doesn’t have its own train station, but Waverley and Brunstane stations are both within easy reach by bus or bike. From there, you can whisk off to Glasgow, London, or just about anywhere with a platform and a snack trolley.
Duddingston by car
Duddingston’s location makes driving a pretty stress-free affair. The A1 is right on your doorstep, giving you a speedy route to East Lothian and beyond, while the Edinburgh City Bypass (A720) is only a few minutes away, connecting you to the rest of Scotland’s motorway network. Parking is mostly residential and manageable, another win for this lovely part of town.
What are the schools in Duddingston like?
For families, Duddingston is a bit of a jackpot when it comes to schools. The area is home to Duddingston Primary School, a highly regarded and community-focused school that’s popular with local families. Nearby, you’ll also find Preston Street Primary and Royal High Primary School.
When it comes to secondary schools, Holy Rood RC High School is just up the road, and Portobello High School - one of Edinburgh’s largest and most modern secondaries - is also close by. Plus, being in Edinburgh means you're not far from world-class universities and colleges, making Duddingston a great place to raise learners of all ages.
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What are the best things to do in Duddingston
This wee village might be compact, but it’s jam-packed with things to see and do. First off, you've got Duddingston Loch, a nature reserve that’s home to swans, herons, and the occasional paddleboarder trying not to fall in. It’s perfect for dog walks, runs, or just admiring the peaceful views.
Next door is Holyrood Park, one of the best urban green spaces in the UK (in our very biased opinion). You can climb Arthur’s Seat for panoramic views of the city, or take a gentler stroll around its dramatic volcanic landscape.
And let’s not forget the jewel in Duddingston’s crown: The Sheep Heid Inn. Dating back to 1360, this pub claims to be Scotland’s oldest - and it has the charm to prove it. Cosy fireplaces, delicious pub grub and even a vintage skittle alley in the back. Yes, really.
Art lovers should pay a visit to the Thomson’s Tower gallery, and garden enthusiasts will adore Dr Neil’s Garden - a hidden oasis that’s straight out of a fairy tale.
Types of property in Duddingston
If you’re looking for property with personality, Duddingston delivers in spades. You’ll find a lovely mix of stone cottages, Victorian villas, converted church buildings, and modern townhouses nestled in between leafy streets and lochside paths.
The village area itself has a quaint and timeless feel, with homes that ooze character. Just a few minutes’ walk away, you’ll find more contemporary housing estates and apartments that offer all the modern comforts with the same peaceful surroundings.
Whether you want a family-friendly detached home, a stylish flat, or a cosy two-bed with a view, there’s plenty to choose from.
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Planning on moving to Duddingston?
In a city packed with beautiful places to live, Duddingston stands out as something special: a pocket of peace and charm with history in its walls and loch water in its veins. Once you’ve been, you’ll never want to leave.
Find a solicitor estate agent in Duddingston
You can search our directory of local ESPC solicitor agents. Simply type in Duddingston and we’ll give you the contact details and all the information you need on the agent.
FAQs about living in Duddingston
For families, Duddingston is a bit of a jackpot when it comes to education. The area boasts several highly regarded and community-focused primary schools that are popular with local families. There are also a number of well-established secondary schools nearby, including some of the city’s largest and most modern options. Plus, being in Edinburgh means you're never far from world-class universities and colleges, making Duddingston a great place to raise little learners of all ages. For more details on the best schools in Duddingston, click here.
As the national body for supporting quality and improvement of learning and teaching, Education Scotland is a great place to look for information on school performance. You can use the website to search for an inspection report in a specific school.
We list the school catchment for every property listing in Duddingston on espc.com. To search properties by school catchment area, click here.
For details on school catchment areas in Duddingston, please refer to the City of Edinburgh Council website.
You can use their interactive catchment map to find which schools are in your catchment area.
The average price of homes in Duddingston is £365,234. This figure is based on properties marketed and sold through ESPC, in the 3-month period ending on 30/06/2025.
There are no new housing developments or upcoming infrastructure projects currently underway in Duddingston.
For details on council tax bands and charges in Duddingston, please refer to the City of Edinburgh Council website.
Duddingston Loch is a peaceful freshwater loch and bird sanctuary tucked within Holyrood Park, and is ideal for wildlife spotting, gentle strolls, and family picnics. Nearby Figgate Park (just east of the village) offers a playground, wildflower meadow, boardwalk, pond, and open spaces for walking or cycling. Dr Neil’s Garden, next to Duddingston Kirk, is a tranquil, free community garden with ponds, sculptures, and lawns for relaxing or exploring with young children. The historic Sheep Heid Inn (Scotland’s oldest pub, dating from around 1360) features a traditional wooden skittles alley - fun for families and older kids, though the food and drink offerings are primarily geared toward adults.
Duddingston Kirk, dating from around 1124, serves as both a worship space and a venue for cultural events. It features stained-glass windows, a historic graveyard, and occasionally hosts Fringe or flower-festival events. Nearby, Thomson’s Tower houses a small curling museum and sometimes displays local artwork or community exhibits. The Field, an orchard, meadow, and woodland habitat on the slopes of Arthur’s Seat, is a volunteer‑run community nature space used for walking, educational activities, and outdoor recreation. Duddingston Golf Club also offers an 18‑hole parkland course and welcomes non‑members, providing recreational opportunities for teens and adults.
Duddingston Kirk hosts several groups open to local families, including a parent‑and‑toddlers group (term-time), Boys’ Brigade, Rainbows, Brownies, Guides, an art group, garden club, drama players, walking club, and a seniors’ lunch club. These provide social, creative, and learning opportunities for all ages. The church has also hosted special events like a 900‑year Flower Festival and performances during the Edinburgh Festival Fringe. Community-run initiatives like The Field offer family-friendly volunteer days, nature walks, and seasonal events. While Duddingston doesn’t hold large public festivals, its close-knit village character fosters regular community gatherings, workshops, and guided historical tours that are welcoming to newcomers and families.
Duddingston at a glance*
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