Summary of Accommodation:

Ground Floor

Entrance Hallway & Deep Under Stair Storage Cupboard, Double Bedroom, Shower Room

First Floor

Sitting Room & Balcony, Dining Kitchen, WC, Utility Room

Second Floor

Principal Bedroom with En-Suite Shower Room, Double Bedroom, Home Office/Double Bedroom, Bathroom

Outdoor Space

Monoblock Driveway & Off-Road Parking, Single Garage, Bin Store

Private Rear Patio Garden with Bike Shed

SITUATION:

This property is located in the highly sought after Fettes area of the city, popular because of its close proximity to the city centre and its abundance of local amenities. Nearby, fashionable Stockbridge host a thriving weekly market with artisan food and craft stalls and there is an abundance of highly acclaimed bars and restaurants to choose from on your doorstep.

A short stroll from the property you can find the Royal Botanic Gardens, Inverleith park and the water of Leith walkway- which provides cycle routes and an abundance of nature walks.

The area also benefits from excellent transport links with regular buses to the city centre, direct trains to London and Glasgow from Waverly Station and convenient access to the City Bypass, A1, M8 and M9 as well as Edinburgh International Airport.

The area is well served by a selection of independent shops as well as a large Waitrose supermarket nearby and a Marks and Spencer and Sainsbury’s at Craigleith Retail Park.

There is an excellent selection of leisure facilities including The Grange Club, Westwoods Health Club, The Dean Tennis Club, The Grange Cricket Club and Scotland’s oldest rugby club Edinburgh Academicals.

This location is popular with families, largely due to its wide selection of excellent schools, both state and private, the property falls within the catchment area for Flora Stevenson’s Primary and Broughton High School, with prestigious private schools available nearby at Erskine Stewart's Melville Schools, St Georges, The Edinburgh Academy, George Heriot's and Fettes College.

DESCRIPTION:

The property is approached via its private Monoblock driveway, edged with well-planted leafy shrubbery.

Ground Floor

Entrance Hallway: the front door opens to a spacious entrance hallway, leading to the accommodation. The hallway offers direct access to the single garage and features a deep under-stair storage cupboard or the ideal cloakroom with hanging hooks.

Double Bedroom: Generously sized double bedroom, flooded in natural light due to its expanse of glass. With ample space for furniture, this lovely double bedroom offers direct access to the property’s private rear patio garden.

Shower Room: Three-piece shower room with walk in shower, wash hand basin and WC with wall mounted storage unit.

First Floor

The first-floor level is accessed via stair with wooden balustrade.

Sitting Room: Bright and airy west facing sitting room with access to a private balcony, offering the perfect entertaining space.

Dining Kitchen: Contemporary and well-equipped dining kitchen affording plentiful storage in its wall and floor mounted units and preparation space on its seamless countertops. Top quality Siemens appliances include a five-ring gas cooker and extractor, oven, integrated microwave, dishwasher and fridge freezer.

WC: There is a WC located on the first floor with wash hand basin and heated towel rail.

Utility Room: Ideal utility room with allocated space for washer/dryer, housing the hot water tank whilst offering ample storage.

Second Floor

The second-floor level is accessed via stair with wooden balustrade, naturally lit via its skylights.

Principal Bedroom: Generously sized principal bedroom benefitting from built in wardrobes with seamless bi-folding doors and offers direct access to a private, west facing balcony. Additionally, there is an en-suite shower room comprising walk in shower, wash basin and WC.

Double Bedroom: Spacious double bedroom benefitting from built in wardrobes with bi-folding doors and a charming east-facing Juliet balcony.

Home Office/Double Bedroom: A further double bedroom, currently utilised as an ideal home office.

Bathroom: Three-piece suite bathroom comprising handheld shower in bathtub, wash hand basin and WC.

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: C

Postcode

EH4 1QH

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.