Summary of Accommodation:

Ground Floor

Entrance Vestibule & Hall, Coat Cupboard & Media Server Room, WC, Gym/Guest Double Bedroom and en-suite Shower Room,

Family Room, Home Working Alcove, Dining Kitchen with Direct Access to Landscaped South Facing Garden, Utility Room

First Floor

Drawing Room with Balcony

Cinema Room with Integrated Butlers Sink, Fitted 115 Inch Screen & Integra Home Cinema Equipment

Principal Bedroom Suite with Walk in Dressing Room & Luxury En Suite Bathroom

Separate WC & Wash Hand Basin

Second Floor

Double Bedroom Three with Tri-partite Window & Built in Wardrobe, Double Bedroom Four with Fitted Seating Area in the Gable

Double Bedroom Five with Built in Wardrobe, Double Bedroom Six with Built in Wardrobe & Desk

Laundry Room, Family Bathroom, Separate Shower Room

Private Outdoor Space

Driveway with Parking for Three Cars & EV Andersen Charging Point

Front Garden Screened by Well-Kept Leafy Shrubbery

Enclosed & Landscaped South Facing Rear Garden, Largely Laid to Lawn with Patio, Edged with Leafy Shrubbery and Well-Planted Floral Border

Gas Central Heating

CAT 5 Network, Full Wi-Fi Network, Remote CCTV System

Fully Integrated Security System by SSS

SITUATION:

Kinnear Road is widely considered to be one of Edinburgh’s finest addresses and is situated in the leafy Inverleith Conservation Area just over a mile north of the city centre. The property sits with a south-facing aspect in the middle of a tranquil cul-de-sac within easy walking distance of all the local amenities in vibrant Stockbridge. 

The location is characterised by its proximity to many green spaces with the Royal Botanic Gardens Edinburgh, one of the world’s finest and largest botanical gardens, on the doorstep. Adjacent to the ‘Botanics’ is Inverleith Park, a wonderful 54-acre recreational park with a large expanse of grass parkland, tree-lined paths, a boating pond, children’s play park, public tennis courts, a bowling green and sports fields.

There are also plenty of leisure and recreational activities on offer in the locality including The Grange Cricket, Tennis and Squash Club, Westwoods Health Club, The Village Gym and the Victorian-built Glenogle Swimming Baths & Leisure Club.

The property is just a short walk away from Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. There are also several supermarkets - Morrisons and Waitrose – within walking distance and there is a M&S and Sainsbury’s at the Craigleith Retail Park, just a short drive away. 

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary School as well as Broughton High School. There are plenty of private schools available locally including Fettes College, The Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS) and St George’s School for Girls.

The property is situated just over a mile from the city’s main financial business and entertainment districts as well as the recently opened St James Quarter, an upmarket mix-used entertainment and shopping complex.  It lies within easy reach of Haymarket and Waverley stations and the excellent tram and bus links to Edinburgh International Airport.

DESCRIPTION:

Set back from the peaceful residential street, the property is approached through Art Nouveau wrought iron gateposts to its private driveway and enclosed front garden, screened by well-kept leafy shrubbery.

The accommodation comprises as follows:

Ground Floor

Entrance Vestibule & Hall: The front door opens to a spacious and welcoming entrance vestibule leading to the reception hall exuding a sense of grandeur. Ornate original plasterwork lines the walls, paying homage to the fact that it was an Edinburgh Academy boarding house. 

Coat Cupboard & Server Room: An ideal cloakroom cupboard and comms room, housing a majority of the property’s media equipment. 

WC: Situated off the entrance vestibule is the guest WC with wash hand basin. 

Gym/Double Bedroom Two with En-Suite Shower Room: Versatile multi-purpose space, front facing, utilised by the current owners as a gym. This room could also be a double bedroom.

Family Room: Elegantly decorated reception room enjoying uninterrupted, far reaching south facing views over the rear garden and Edinburgh city skyline. This idyllic family room benefitting from a bespoke built in book shelving unit, Global inset live flame gas fire, engineered oak flooring and elegantly slightly raised bay window. 

Home Working Alcove: Nestled in between the family room and dining kitchen is an alcove space, fully fitted as an ideal home working unit.

Dining Kitchen: Open to the family room is the fully equipped dining kitchen, perfect for the culinary enthusiast. This outstanding dining kitchen benefits from plentiful storage incorporating a mix of aqua and cream units, and preparation space on its seamless Quartz countertops. Top quality integrated Miele appliances including an induction hob with Elica downdraft extractor, fan oven, steam oven, microwave, full length wine cooler, double dishwashers, full length fridge, full length fridge/freezer and Quooker tap. This open plan space further benefits from zoned underfloor heating, and direct access to the rear garden, offering al fresco dining and endless entertainment opportunities. 

Utility Room: Useful utility room equipped with sink, pulley dryer, cloakroom space and allocated space for a stacked washing and drying machines. The utility room benefits from underfloor heating and a separate entrance, accessed via the side of the property. 

First Floor

The first-floor landing is accessed via tartan carpeted stair with original carved timber balustrade and newel-posts. 

Drawing Room: The piece de resistance, a magnificent first floor drawing room, bathed in natural light due to its south facing position. Commanding an elevated position, this impeccable reception room benefits from spectacular views of the Edinburgh skyline which can also be enjoyed from its wrought iron balcony with the opening of French doors. The drawing room further benefits from engineered oak flooring, a Global inset live flame gas fire with limestone surround, and decorative handmade cornicing incorporating the Scottish thistle and English Rose. 

Cinema Room: Interconnecting doors open to the cinema room, equipped with a fitted 115-inchprojector screen with surround sound, amplifier and cinema hardware. The seating area is raised for enhanced viewing with bespoke fitted shelved unit surround. Completing the space is an integrated butlers sink cupboard with fridge and drinks prep area. With adjustable mood lighting throughout, this space offers endless entertaining ​opportunities. 

Principal Bedroom Suite: Generously sized principal bedroom flooded with natural light through its astragal sash and case windows. Benefitting from a beautiful south facing aspect, this immaculate main bedroom enjoys picturesque views over the rear garden to the city and offers ample space for a super king bed. There is a spacious walk-in dressing room equipped with fitted hanging, drawer storage and dressing table. Completing the principal bedroom is the luxury en suite benefitting from under floor heating, comprising Duravit contemporary roll top bath, stand-alone shower and dual wash hand basins with heated towel rail. 

WC: A separate WC with wash hand basin.

Second Floor

Double Bedroom Three: Third double bedroom with south facing aspect through a charming tri-partite window with plantation style shutters. This bedroom benefits from a built-in wardrobe and vanity and affords access to the eaves. 

Double Bedroom Four: Spacious double bedroom with built in wardrobes, benefitting from dual aspect views through its south facing window and bay window with fitted seating area in the gable wall. 

Double Bedroom Five: Similarly sized firth double bedroom featuring an integrated wardrobe, access to the eaves and idyllic street facing views.

Double Bedroom Six with Built in Wardrobe & Desk: Sixth double bedroom filled with character in its combe ceiling, benefitting from a built-in wardrobe and desk. 

Family Bathroom: Duravit bathroom suite comprising a deep bathtub, stand-alone walk-in shower, wash hand basin and WC, underfloor heating, naturally lit via the electric opening skylight.

Walk In Linen Cupboard: Useful walk-in linen cupboard housing the Telford Tempest pressurised water cylinder and an additional washing machine and tumble dryer. Additionally, this space affords access to the roof.

Separate Shower Room: Three-piece suite comprising a walk-in shower, wash hand basin and WC with heated towel rail and underfloor heating. 

Private Outdoor Space:

Driveway: Private driveway with parking for up to three cars with EV Andersen charging point. 

Front Garden: Charming front garden screened by leafy shrubbery with side gate access to rear garden. 

Rear Garden: Enclosed landscaped rear garden, commanding a stunning south facing position with views over the Edinburgh city skyline. The garden is largely laid to lawn, edged with leafy shrubbery and well planted floral border and box hedge. The patio area provides the opportunity for al fresco dining. There is an ideal garden store and passageway to the front of the property. 

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: H

EPC Rating:

Postcode

EH3 5PG

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.