Summary of Accommodation:

Ground Floor

Entrance Hall, Cloakroom, Sitting Room, Dining Kitchen & Living Space with Fitted Study Unit, Utility Room, Deep Integrated Storage, Kitchen Pantry, WC

First Floor

Drawing Room, Two Generously Sized Double Bedrooms, Single Bedroom/Home Office, Family Bathroom

Second Floor

Two Further Double Bedrooms, Single Bedroom, Library/Bedroom 6, Bathroom.

Outdoor Space

Private Enclosed Lawned Rear Garden with Patio & Steps Leading to Lawn with Garden Shed, Edged with Mature Leafy Shrubbery & Well-Planted Floral Border

Resident Permit & Metred Parking

Basement Studio Apartment

Double Bedroom with En Suite Bathroom, Living Space, Kitchen

SITUATION:

Eildon Street is situated in a highly sought-after residential area, within easy walking distance of the City’s financial business districts, abundant shopping establishments, boutiques and bars – and is just a short walk from cosmopolitan Stockbridge, which is renowned for its village atmosphere, artisan shops, cafes and restaurants.

The area is well served by Waitrose and Tesco supermarkets; highly regarded restaurants, cafes, independent shops and local producers at Goldenacre and Canonmills, and a number of larger stores, including Sainsbury’s, Morrisons and Marks & Spencer, a short drive away.

The property is situated very close to the Royal Botanic Gardens and within walking distance of other superb recreational facilities and green spaces including Inverleith Park; the Grange Cricket, Tennis & Squash Club; Edinburgh Academicals Rugby Club; Westwoods Health Club; the Water of Leith Walkway and Edinburgh’s cycle network which links the City Centre to the coastline at Newhaven and the Pentland Hills.

The property lies within the catchment area for highly regarded schools including Broughton Primary School, Holy Cross RC Primary School, St Thomas of Aquin’s RC High School and Drummond High School, with private schooling options including The Edinburgh Academy, Fettes College and Erskine Stewarts Melville Schools (ESMS) in close proximity. Additionally, the area is well served by excellent nurseries, just a short walk away. Eildon Street benefits from easy access to the City’s efficient bus and tram services, Scotland’s Motorway Network, Waverly Station and Edinburgh’s International Airport.

DESCRIPTION:

Ground Floor

Entrance Hall: Storm doors open to the entrance vestibule equipped with fitted shelving. A partially glazed door leads to a welcoming entrance hallway.

Cloakroom: Under stair cloakroom space with fitted shelving and hanging hooks. Spacious underfloor cupboard.

Sitting Room: Generously sized south facing family sitting room boasting an abundance of period features with its ornate cornicing, wooden flooring, Edinburgh Press, and marble fireplace housing the gas fire. The sitting room enjoys picturesque views of the Edinburgh city skyline.

Dining Kitchen: Fully equipped dining kitchen offering plentiful storage in its wall and base mounted units. Appliances include a gas AGA cooker, integrated fridge and dishwasher. There is a cosy living space open to the kitchen with Edinburgh Press and feature marble fireplace, benefiting from a fully fitted home working unit and deep integrated overhead storage. French doors open the room directly onto the rear garden offering al fresco dining and endless entertaining opportunities.

Utility Room: Useful utility room equipped with sink, shelving and space for washing and drying machine.

Kitchen Pantry: Deep kitchen pantry offering further storage.

WC: Ground floor WC with wash hand basin.

First Floor

The first-floor level is accessed via traditional stone steps with cast iron and timber balustrade.

Drawing Room: Magnificent south facing first floor drawing room replete with period features including; ornate cornice work, wooden flooring and marble fireplace with tiled surround. This wonderful reception room affords a bespoke book shelving unit and offers stunning panoramic views of the Edinburgh city skyline & Warriston field.

Two Double Bedrooms: Two generously sized double bedrooms, both with Edinburgh Presses offering idyllic rear facing views to the garden and woods.

Single Bedroom/Home Office: A versatile space, utilised by the current owners as a study/single bedroom.

Family Bathroom: Elegantly tiled bathroom suite comprising a shower over bathtub, wash hand basin and WC with a deep linen cupboard and access to the large attic.

Second Floor

The second-floor level is accessed via stairs with cast iron and timber balustrade, naturally lit through its immaculate cupola.

Two Further Double Bedrooms: A further two good-sized double bedrooms overlooking the garden and leafy woodland, with sun pipe windows and ample space for furniture.

Single Bedroom: Charming sixth bedroom with stunning south facing views.

Home Office/Library: Benefiting from fitted book shelving throughout and spectacular south facing views over the Edinburgh skyline. This room could also be utilised as a further bedroom.

Bathroom: Second bathroom suite with stand-alone bathtub, walk in shower, wash hand basin and WC, naturally lit by its generous skylight.

Outdoor Space

Private Rear Garden: Enclosed, landscaped rear garden with patio and stone steps leading to the lawn. There is a sizeable garden shed and separate patio area at the far end, offering the opportunity for al fresco dining. This beautiful garden is lined with mature shrubbery, timber raised beds and well-planted floral border.

Basement Studio Apartment

This basement studio apartment offers a double bedroom with en suite bathroom, an integrated storage cupboard, and kitchen equipped with gas hob, oven and washing machine. This flat benefits from a separate boiler and hot water supply but could also be re-incorporated back into the house.

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

Basement Council Tax Band: A

EPC Rating: D

EPC Rating Basement: C

Tenure: Freehold

Postcode

EH3 5JU

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 June 2023 - First Issue.