Summary of Accommodation:

Ground Floor

Main Door, Entrance Hall, WC, Drawing Room, Dining Kitchen, Utility Room, Principal Bedroom, Three Further Generously Sized Double Bedrooms, Shower Room

Outdoor Space

Private Driveway with Off-Road Parking for Three Cars, Edged with Leafy Shrubbery & Floral Border

Private Front Garden Lawn

Private Rear Patio Garden & Shared Garden Space

Resident Permit & Metred Parking

SITUATION:

Ettrick Road is situated in the Merchiston Greenhill Conservation Area, less than two miles from Edinburgh’s financial, business and shopping district and many of the city’s UNESCO-listed historical attractions.

It lies within walking distance of both the chic boutiques, restaurants, cafes and bars in Bruntsfield as well as a wide range of independent stores in Morningside. The area is well served with local amenities a Tesco Express on Holy Corner, a Sainsbury’s Local in Bruntsfield and a Waitrose supermarket and M&S Simply Food on Morningside Road. Also within easy reach of the property is the Usher Hall, The Churchill Theatre and The Dominion, a family-run independent cinema.

The property is a short walk to Harrison Park which has a children’s play park and sports pitches. It is also here where you can access the Union Canal pathway which offers wonderful scenic walks into the city centre. There are plenty of parking and walking trails within easy reach of the property including within The Meadows, Blackford Hill and The Hermitage of Braid Nature Reserve.

There are numerous recreational and leisure facilities in the vicinity including The Merchants of Edinburgh Golf Club, The Braids Golf Club, the Royal Commonwealth Pool, Craiglockart Leisure and Tennis Centre and the Midlothian Snowsports Centre at Hillend.

The property is conveniently located for some of Edinburgh’s best private schools with George Watson’s College and The Edinburgh Rudolph Steiner School within walking distance. The Edinburgh College of Art, Edinburgh University and Napier University are also within easy reach by foot. Napier Road is conveniently placed to access the city’s efficient bus routes, Haymarket Station, The City Bypass, Edinburgh International Airport and Central Scotland’s motorway network.

DESCRIPTION:

Set back from the peaceful, residential street, this main door property is approached through its private gated driveway edged with leafy shrubbery, floral border and its private front garden lawn.

Ground Floor

Entrance Hall: The front door opens to a bright and airy hallway leading to the accommodation, with integrated shelved cupboard.

WC: Situated off the entrance hall is a WC with wash hand basin and heated towel rail.

Sitting Room: Beautiful bow ended sitting room replete with period features in its ornate cornicing, ceiling rose, original fireplace with stone surround and magnificent bay window offering tranquil views to the front garden. There is also an integrated shelved storage cupboard.

Dining Kitchen: Contemporary, fully-equipped kitchen affording plentiful storage in its wall and base mounted units, and preparation space on its seamless countertops. Top quality appliances include a Rangemaster infusion six ring gas cooker, oven and extractor, integrated dishwasher and Haier fridge freezer. The dining area benefits from direct access to the private rear garden patio, offering the opportunity for al fresco dining.

Utility Room: Situated off the kitchen is a useful utility room with plumbed allocated space for stacked washing and drying machine.

Principal Bedroom: Generously sized principal bedroom benefitting from tranquil views of the rear garden and built in wardrobe storage with fitted shelving and hanging rails.

Three Double Bedrooms: There are three generously sized double bedrooms. Two of the double bedrooms benefit from built in wardrobes and a charming front facing position.

Shower Room: Equipped shower room comprising shower cubicle, wash hand basin and WC with heated towel rail.

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 5BJ

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 May 2023 - First Issue.