SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Hallway, Sitting Room, Principal Bedroom with Dressing Area & Ensuite Shower Room, Bedrooms 2 & 3, Family Bathroom, Home Office, Cloakroom Cupboard

First Floor

Bedroom 4 with Ensuite Shower Room, Bathroom, Bedroom 5 with Access to Partially Floored Eaves Storage

Garden Level

Dining-Kitchen with Walk-In Utility Cupboard, Open Plan Dining-Living-Garden Room with Rear Garden Access

Outside Space

Private Off-Road Paved Driveway with Parking for Three Vehicles, Attached Single Garage with Back Door to Rear Garden, Front Garden with Lawn & Flower Beds, Side Gate Access from Front to Rear Garden, Garden Shed, Enclosed Rear Garden with Small Lawned Area edged with Well-Planted Herbaceous Borders, Patio & Arbour

DESCRIPTION:

10 Belford Avenue is an attractive detached five-bedroom family home offering spacious and versatile accommodation as follows:

Ground Floor

Entrance Hall: The front door of the house is reached via the paved driveway on either side of the front of the property. There is an entrance vestibule with an attractive stained-glass inner door that opens into a hallway that leads to all the ground floor accommodation.

Sitting Room: With a shallow bay window and a modern working gas fire, the light-filled sitting room has plenty of space for a large seating arrangement and enjoys lovely views across the south-facing front garden.

Principal Bedroom Suite: The current owners have created a spacious bedroom suite from the original kitchen and dining room of the house retaining the corner bay window and the period fireplace. Overlooking the leafy garden at the rear of the house, the bedroom has a dressing room area with two built-in double wardrobes and an en-suite shower room that comprises an electric shower cubicle, integrated wash basin unit with cupboard below, illuminated mirror & a WC.

Bedroom 2: Sharing a similar front garden outlook, the wood-floored spacious bedroom has two built-in bookcases with cupboards below.

Bedroom 3: With a rear garden outlook through two large windows, this bright and airy bedroom has a built-in bookcase with cupboard below. 

Family Bathroom: This is a large, tiled bathroom with a modern bathtub, integrated wash basin unit with cupboard below, mirrored vanity cabinet, shower cubicle, underfloor heating & a WC. This room gives access to a walk-in laundry cupboard.

Home Office: This flexible-use room has been used as a home office. It contains the gas boiler and has a hot press.

Hall Cloakroom Cupboard

First Floor

Bedroom 4: Generously sized ensuite bedroom with views across the front of the property with two built-in wardrobes that give access to under eaves attic storage. The ensuite shower room has an electric shower cubicle, pedestal wash basin, built-in storage cupboard and a WC.

Bedroom 5: This spacious bedroom offers spectacular open views through a large picture window across North Edinburgh to the Firth of Forth and Fife beyond. There is plenty of storage available within the built-in wardrobe and shelved cupboard. 

Bathroom: The partially tiled bathroom features a bathtub with handheld shower appliance, pedestal wash basin and a WC.

Garden Level

Dining-Garden Room: A staircase leads down to a rectangular-shaped open-plan room which has been used as a dining room and garden room. The garden room provides a second sitting room and benefits from plenty of natural light from a large sky light above and French doors that open to the rear garden. This garden level offers excellent potential to reconfigure and extend, subject to the necessary planning consents, to create a free-flowing dining-kitchen-living room.

Kitchen: This is a good-sized dining-kitchen with three windows that offer beautiful views of the rear garden. The fitted kitchen features several integrated appliances including a Britannia range cooker with a five- gas burner hob and a double oven, US-style fridge-freezer, dishwasher, and sink. There is plenty of preparation space on the Corian worktops and storage in the upper and lower kitchen units. There is a sizeable area to the rear of the kitchen to have a large dining table.

Utility Room: Set off the kitchen is a utility room with space for a washing machine, tumble dryer and storage unit.

Outside Space

Externally, the property, unusually for this area, has a private gated driveway on either side of the front of the house which provides off-road parking for three vehicles. On the left side of the house there is an attached single garage that has door access to the rear garden whilst on the other side there is a gated pathway that leads to a garden shed and rear garden. The well-maintained rear garden is edged with well-planted herbaceous borders and mature trees and features a Clematis-draped arbour and a patio area directly outside the garden room.

SITUATION:

10 Belford Avenue is located on an attractive residential road in the highly desirable area of Ravelston less than a mile west of the city centre.

There are plenty of local amenities including a Tesco Metro in Roseburn that is easily reached via an off-road path that runs along a former railway track accessed from Ravelston Dykes.   In terms of larger supermarkets, there is a Marks & Spencer and Sainsbury’s at the nearby Craigleith Retail Park. It is also a short walk to the popular neighbourhood of Stockbridge with its many cafes, independent shops, and weekly food market.

A wide variety of leisure and recreational facilities can be found in the locality including the Scottish Modern Art Galleries, Edinburgh Sports Club, Murrayfield Golf Club, Ravelston Golf Club, Edinburgh Zoo, and Murrayfield International Rugby Stadium. In addition, there are some lovely woodland walks to be enjoyed in the nearby 140-acre Corstorphine Hill Nature Reserve. From Ravelston Dykes, you can access the city’s extensive cycle path network that connects to the city centre, Roseburn, Haymarket Station, Craigleith and beyond.

The property sits within the school catchment area for the highly regarded Flora Stevenson Primary School and Broughton High School. There are plenty of private school options available locally including Erskine Stewart’s Melville Schools (ESMS), St George’s School and Fettes College which are all within walking distance of the property.

The property is conveniently placed for regular bus services from Queensferry Road into the city centre and provides easy access to Edinburgh International Airport, the City Bypass, Central Scotland’s motorway network, and the Queensferry Crossing that crosses the Firth of Forth to Fife and beyond.

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. All window blinds and curtains in the property are included.

Services:

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

Outgoings

Council Tax Band: G

EPC Rating: D

Postcode

EH4 3EJ

Tenure

Freehold

Viewings

Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, Midlothian, EH3 6DH. Tel: 0131 624 4182.

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.

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. 

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 misstatement 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 uses electronic verification, if this is not possible original documents are acceptable.

Particulars prepared April 2023 – First Issue