Summary of Accommodation:

Ground Floor

Entrance Vestibule & Hallway, Sitting Room, Dining Room, Dining Kitchen, Kitchen Utility, WC, Two Double Bedrooms, Single Bedroom/Study, Bathroom, Linen Cupboard

First Floor

Principal Bedroom with Additional Bedroom Space

Outdoor Space

Private Front and Large Rear Garden with Terraced Patio

Off Street Parking, Driveway and Single Garage

SITUATION:

Cluny Gardens is situated approximately 2.5 miles to the south of the city centre, in the popular and prestigious residential area of Morningside which is renowned for its large selection of independent shops, artisan cafés, cosmopolitan bistros and bars. Morningside also boasts a cinema and theatre; Tesco, Waitrose and Marks & Spencer supermarkets.

Morningside is surrounded by green open spaces such as the Hermitage of Braid and Blackford Hill, Arthur’s Seat, the Meadows and Craiglockhart; which offer plentiful walking and cycling opportunities and provide a lovely contrast between the city and the countryside. There are also numerous recreational facilities in close proximity including Merchant’s of Edinburgh and Braid Hills Golf Courses within walking distance; the Royal Commonwealth Pool, various tennis clubs and the Midlothian Snowsports Centre at Hillend.

Cluny Gardens lies within the catchment area for the award-winning South Morningside Primary School and Boroughmuir High School with private options including George Heriot’s School, The Rudolph Steiner School, Merchiston Castle and George Watson’s College in close proximity. The Edinburgh College of Art, Edinburgh University campuses and King’s Buildings are easily reached on foot.

The property benefits from ample zoned parking in addition to its private driveway parking with good proximity to numerous bus routes, the Royal Dick Veterinary College, Edinburgh Royal Infirmary and the new Edinburgh Children’s Hospital, the City Bypass, Edinburgh International Airport and Central Scotland’s Motorway Network (M8, M9, M90 and the Queensferry Crossing).

DESCRIPTION:

Ground Floor

The property is approached through its front garden path, edged with thriving leafy shrubbery, well-planted flowers and mature trees.

Entrance Vestibule & Hallway: The front door opens to a welcoming entrance vestibule with original tiled floor and stained-glass inner door, leading to a bright and spacious reception hallway with high ceiling, ornate cornicework and wooden flooring.

Sitting Room: Family sitting room boasting period features in its detailed cornicing, bathed in natural light through its magnificent bay window and south facing aspect. This wonderful reception room offers an original fireplace with ceramic hearth and wooden surround.

Dining Room: Mirroring the sitting room is a spacious south facing dining room boasting ornate cornicing and natural light through its south facing bay window. This room offers a perfect secondary reception with fitted book shelving, an integrated storage cupboard and electric fire.

Dining Kitchen: Commodious dining kitchen offering plentiful storage in its integrated storage cupboard as well as wall and floor mounted units and preparation space on its seamless countertops and charming breakfasting bar. Appliances include Neff four ring gas cooker and extractor, Siemens double oven and integrated Baumatic fridge freezer.

Kitchen Utility: Useful kitchen utility benefitting from further floor mounted units, sink and space for white goods. This ideal utility room offers a deep storage cupboard with fitted shelving, a pulley dryer, and direct access to the rear garden offering the opportunity for al fresco dining.

WC: Accessed via the kitchen utility, there is a WC.

Two Double Bedrooms: The ground floor level benefits from two generously sized double bedrooms offering charming views of the rear garden and ample space for furniture.

Single Bedroom/Study: A single bedroom or space that can be utilised as a study, offering an ideal space for home working.

Bathroom: Elegantly tiled three-piece suite comprises a walk-in shower, wash hand basin and WC with frosted window and heated towel rail.

Linen Cupboard: Deep linen cupboard with fitted shelving.

First Floor

The first-floor level is accessed via stair with wooden balustrade and is flooded in natural light due to its skylight.

Principal Bedroom: Superb south facing principal bedroom benefitting from built in wardrobes offering fitted shelving and hanging rail. This impressive main bedroom is beaming with light due to its south facing aspect affording spectacular views of the Hermitage of Braid and Blackford Hill. An additional luxury is the additional bedroom space which can be utilised as a walk-in dressing room or home office.

Outdoor Space

The property boasts an abundance of private outdoor space. Set back from the road, and accessed through wrought iron gates, the property offers off-road parking on its driveway and a single garage. The front garden features a plethora of greenery and colourful flowering shrubs. Offering a wide variety of leafy greenery and mature trees, there is a large tiered rear garden with terraced patio area, providing the perfect opportunity for al fresco dining and further entertainment opportunities.

General Remarks & Information:

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.

Services:

Gas heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Outgoings

Council Tax Band: G

EPC Rating: D

Postcode

EH10 6BP

Tenure

Freehold

Viewings

Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Internet Website

This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove, Zoopla, On The Market and The London Office.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Important Notice

Rettie, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2. All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

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. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations  

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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 misstatement 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 April 2023 - First Issue.