Summary of Accommodation:

Shared Door and Well-Maintained Communal Stair with Secure Phone Entry System

Second Floor Level

Entrance Hall, Integrated Storage Cupboard, Open Plan Sitting Room/Dining Kitchen, Double Bedroom Two, Bedroom Three/Home Office, Bathroom, Utility Room

Upper Level

Principal Bedroom & Bathroom with Large Integrated Storage Space

Outdoor Space

Shared Under-Pavement Storeroom

Residents Gardens Subject to a Modest Annual Fee

Resident Permit & Metred Parking

SITUATION:

Comely Bank Avenue offers a leafy residential setting but is situated just a short stroll from all the delights on offer in cosmopolitan Stockbridge. The highly desirable neighbourhood has a bustling atmosphere and has wide array of independent shops, artisan cafes, delis, restaurants, bars, and a weekly Sunday market.

The area is well catered for in terms of local amenities with a Waitrose and Co-op just a short stroll away whilst there is a post office and library nearby. Also, within walking distance, is Craigleith Retail Park, where you will find a Sainsbury’s, Boots, M&S, Lidl and Homebase.

There are plenty of recreational and leisure facilities on offer in the immediate locality including the Dean Tennis Club, Edinburgh Academicals Rugby Club, Westwoods Health Club, The Grange Cricket, Tennis & Squash Club and the Glenogle Swim Centre. Just a short walk from the property is Inverleith Park, over 50 acres of parkland with community tennis courts, rugby pitches, a boating pond and children’s play park. Adjacent to the park is the world-renowned Royal Botanic Garden Edinburgh.

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 schools available locally at Fettes College, The Edinburgh Academy, Erskine Stewarts Melville Schools (ESMS), and St George’s School for Girls.

The property is situated just a short walk away from Princes Street and George Street, the city’s main shopping thoroughfares as well as some of the Scottish capital’s world-class museums, art galleries and historic attractions. It also is within easy reach of Haymarket Station and the excellent tram and bus links to Edinburgh International Airport.

DESCRIPTION:

The property is accessed via a shared door, with secure entry phone, well-maintained communal stair, featuring cast iron and timer balustrade, situated on the second floor. The accommodation comprises as follows.

Entrance Hall: The front door opens to a bright and spacious entrance hall, leading to the accommodation, affording engineered Khars Oak flooring. There is a deep integrated storage cupboard housing the boiler offering an ideal space to store shoes.

Open Plan Sitting Room/Dining Kitchen: Immaculate open plan living area, offering panoramic views over north Edinburgh to the Firth of Forth. The heart of the home, affording a fully-equipped Cameron Interiors kitchen with wall and base mounted units, featuring top quality appliances such as a Bora induction cooktop and integrated downdraft extractor and Siemens appliances including oven and combination oven, integrated dishwasher and fridge freezer. With full height splashback and stainless steel undermount sink, this open plan space gives the perfect entertaining opportunity.

Double Bedroom Two: Spacious and naturally lit south facing double bedroom, benefitting from built in wardrobes with fitted shelving and hanging rails.

Bedroom Three/Home Office: Third bedroom with bespoke shelving and integrated wardrobe, which can be utilised as an ideal home office.

Bathroom: Elegant Porcelain Tiles, bathroom suite comprising Duravit shower over bathtub, wash hand basin and WC with heated towel rail.

Utility Room: Deep shelved utility room with ample space for white goods.

Upper Level

The upper level comprises the principal bedroom suite and is accessed via stair with separate entrance. Additionally, there is a generously sized attic, affording further internal storage.

Principal Bedroom: Generously sized, south facing principal bedroom, benefitting from an abundance of storage in its built-in wardrobes and deep shelved integrated cupboard.

Bathroom: Four-piece Duravit bathroom suite comprising a deep bathtub, walk in shower wash hand basin and WC with heated towel rail and underfloor heating. This elegantly designed bathroom is bathed in natural light through its double Velux windows. Additionally, there is a deep storage cupboard offering plentiful storage.

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: F

EPC Rating: C

Postcode

EH4 1EZ

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.