SUMMARY OF ACCOMMODATION:

Ground Floor Level: Entrance Hall, Family Sitting Room, Conservatory, Dining-Kitchen, Kitchen Utility, Home Office, WC

First Floor Level: Principal Bedroom, Four Further Double Bedrooms and Single Bedroom, Family Bathroom, Linen Cupboard, Floored Loft

Outdoor Space: Private South Facing Garden, Private Garage, Off-Road Parking, Electric Car Charger, Free Street Parking

SITUATION:

Ravelston is a highly desirable residential area just over a mile west of the city centre. A brief walk from the property there is the Roseburn Path, a cycle and pathway that provides a green corridor along disused railway line that links into the city’s extensive cycle network as well as the Water of Leith Walkway. This provides easy access to a wide range of amenities in Roseburn whilst Stockbridge with its bustling village atmosphere specialist independent shops, delis, cafes, restaurants and weekly Sunday food market is also within walking distance.

The area is well catered for in terms of local amenities with Craigleith Retail Park, where you will find a Sainsbury’s M&S, Homebase, and Boots on the doorstep and there is a Waitrose in nearby Comely Bank as well as a post office, library, chemist and medical centre in Stockbridge.

There is a wide range of recreational and leisure facilities in the locality including Westwoods Health Club, The Grange Cricket, Squash & Tennis Club. Murrayfield Golf Club, Ravelston Golf Club, Murrayfield Rugby Stadium and Edinburgh Zoo. Also, within walking distance are Inverleith Park, where you’ll find community tennis courts and a children’s play park, and The Royal Botanic Gardens. 

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

The property is conveniently placed for easy reach of Haymarket Station and the excellent tram and bus links to Edinburgh International Airport. There are regular bus services from Queensferry Road and Roseburn into the city centre. The property is situated within easy reach of Edinburgh International Airport, the City Bypass that links into the Central Scotland motorway network and the Queensferry Crossing that crosses the Firth of Forth to Fife and beyond.

DESCRIPTION:

Double Gazed and Gas Central Heating

Ground Floor Level

Entrance Hall: Accessed from the private driveway, the front door opens into the vestibule that leads to the large entrance hall that accesses all ground floor accommodation with a cloakroom and under-stair-storage.

Family Sitting Room: The family sitting room offers spacious accommodation free flowing to the kitchen and conservatory. The room features a gas fire, ample room for free standing furniture and is open plan to the kitchen with sliding doors to create a private living space.

Conservatory: Bathed in natural light due to its south facing position, the property benefits from a sizeable conservatory, facing the private south facing garden. Additionally, the conservatory features fitted seating with under-seat storage units.

Dining-Kitchen: The dining kitchen is spacious and is open to the kitchen utility. The kitchen features wall and floor mounted storage units, and a top-quality AGA cooker. Additionally, this space has access to the decked area of the private garden offering the opportunity for al fresco dining.

Kitchen-Utility: The property benefits from a commodious kitchen utility with further wall and floor mounted storage units and an overhead clothes airer. Appliances include a fridge-freezer, Bosch washing machine, dryer, and dishwasher.

Home Office: The property features a useful home office stretching three windows, with views to the private south facing garden, bathing the office in natural light. The home office further benefits from a fitted desk.

WC: The WC room has a wash hand basin and wall mounted storage units.

First Floor Level

The first-floor level is accessed via a carpeted staircase with wooden balustrade.

Principal Bedroom: Generously sized double bedroom, south facing, with a lovely overlook to the private garden. The room benefits from five doors of fitted wardrobes and an en suite tiled bathroom comprising a bathtub, shower cubicle, wash handbasin, WC, with bidet, heated towel rail and floor mounted storage.

Four Double Bedrooms: There are four further double bedrooms, all of which benefit from large, fitted wardrobes with ample storage. One of the double bedrooms also comprises a three piece en suite with shower, wash hand basin and WC.

Single Bedroom: The single bedroom benefits from fitted storage stretching in L-shape form around the room. With its south facing position, the room benefits from views to the private garden and natural light.

Family Bathroom: Modern tiled bathroom with both a bath and a shower cubicle, wash hand basin, WC, heated towel rail and wall mounted storage units.

Linen Cupboard: The property features a linen cupboard with fitted shelving.

Floored Loft: The property benefits from a floored loft offering ample storage.

Outdoor Space

Externally, the property is set back from the peaceful road and benefits from a private driveway that can accommodate two cars and a private garage offering external storage. Off the driveway is the front garden with space for outdoor seating. Additionally, the property has an electric car charger in the driveway. The street also offers free street parking. The property further benefits from a private south facing garden to the rear. The private landscaped garden comprises a plethora of greenery and stone area positioned just outside the dining kitchen offering the option of al fresco dining. Moreover, the garden features a lovely greenhouse/art room and a separate garden shed.

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 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: C

Tenure: Freehold

Postcode

EH4 3LP

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 : 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 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.

Particulars prepared January 2023 – First Issue.