Summary of Accommodation:

Ground Floor

Covered Porch, Entrance Vestibule, Living Hall, Sitting Room, Kitchen/Dining Room, Kitchen Utility, Study/TV Room, Large Conservatory.

First Floor

Principal Bedroom with En Suite, Double Bedroom Two, Double Bedroom Three, Double Bedroom Four, Bedroom Five/Study, Family Bathroom.

Coach House

Ground floor Kitchen/Dining Room, Shower Room, access to double garage with electric roller door.

First floor apartment/open plan living space.

Outside Space:

Externally the property sits in around 0.5 acres of mature garden space, with immaculate perennial shrubs and a summer house with decking.

There is a concrete driveway with ample parking for several cars.

SITUATION:

Kingsmead is situated in Barnton, a popular and peaceful residential area lying a few miles to the northwest of Edinburgh’s city centre. The area is well served by a variety of excellent local amenities including Tesco at nearby Davidson’s Mains, with Sainsbury’s and Marks & Spencer supermarkets at Craigleith Retail Park and the Gyle Shopping Centre; a variety of recreational facilities are nearby including Barnton Park Lawn Tennis Club, numerous golf courses including the Bruntsfield Links Golfing Society and the prestigious neighbouring Royal Burgess Golf course; easy access to Edinburgh’s extensive cycle network and an abundance of semi-rural walks including Lauriston Castle, Cammo Estate and the extensive and peaceful River Almond walkway to Cramond Harbour and Beach.

Barnton boasts superb access to Edinburgh’s bus and tram networks; Edinburgh International Airport; Queensferry Crossing; the City Bypass and central Scotland’s motorway network.

This sought-after area is popular with families and is enviably located within reach of several well-regarded schools; falling into the catchment area for Cramond Primary School and the highly regarded Royal High Secondary School, with private schooling options including Cargilfield Prep School, St George’s School, Fettes College and Erskine Stewart’s Melville School (ESMS), in close proximity.

The property lies only a short drive from the City Bypass allowing easy access to Edinburgh International Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M9 to Stirling and the Highlands. The M90 motorway to the north and the A1 to East Lothian. There are also excellent fast bus links from Queensferry Road into the city centre.

DESCRIPTION:

Set well back from the road, the property is accessed through its gated private driveway, edged with leafy shrubbery and well-maintained front lawn. The front door is situated off the charming, covered porch.

Ground Floor

Entrance Vestibule: The front door opens to a spacious entrance vestibule leading to the accommodation.

Living Hall: Leading from the vestibule, there is a living hall featuring a working gas fireplace with tiled surround and oak mantel and matching staircase. The living hall has doors directly leading to the garden room, sitting room and a separate guest WC.

Sitting Room: The property offers a bright and spacious sitting room with solid oak floor, benefitting from an original fireplace with working gas fire. This charming room offers natural light via triple windows in its magnificent turret. 

Kitchen/Dining Room: The property benefits from a commodious kitchen fitted by Christian’s and is flooded with light due to its expanse of windows. The kitchen offers plentiful storage and preparation space in its wall and floor mounted units and seamless Corian countertops. Top quality appliances include a Lacanche five ring gas cooker and integrated Bosch dishwasher. Situated next to the kitchen, there is a separate utility room housing the washing machine and tumble dryer. There is ample space for configuration of dining furniture to comfortably sit 8-10 at dinner. The room also benefits from a cast iron gas fire with tile surround.

Study/TV Room: The downstairs study affords a flexible space that can easily be utilised as a separate dining room, TV room or study leading through to the conservatory.

Conservatory/Garden Room: Built by Amdega in 2000 to an impeccable standard, this beautiful glass structure spans the length of the south side of the house affording the perfect entertaining space, with patio doors leading out to the rear garden offering the opportunity for al fresco dining. The conservatory also benefits from underfloor heating throughout.

First Floor

Principal bedroom: The property benefits from a generously sized principal bedroom offering dual aspect views over the prestigious Royal Burgess Golf Club. The main bedroom affords ample storage with built in wardrobes and window seat storage. Additionally, this room features an elegantly tiled three piece en suite with walk in power shower, wash hand basin and WC.

Double Bedroom Two: There is an equally spacious second bedroom with traditional turret. This room benefits from an additional dressing room which would be excellent as a separate study, nursery or bedroom five.

Double Bedroom Three: The third double bedroom offers garden and golf course views and benefits from ample built-in storage.

Double Bedroom Four: Currently utilised as a study, this room could easily support a double bedroom and has space for storage.

Bedroom Five: This room which is linked to bedroom 2 would make an excellent nursery, study or small bedroom/dressing room.

Family Bathroom: Tiled contemporary bathroom with bathtub & separate power shower along with sink and W.C

Coach House:

The property benefits from a separate Coach House – architect designed and built in 2006. The coach house offers a flexible living space with kitchen including double fridge-freezer and three-piece shower room with wash hand basin and WC on the ground floor and internal access to the double garage.

The first-floor level benefits from an open plan living space spanning the length of the building, bathed in natural light due to its expanse of glass through six Velux windows and a double Juliet balcony overlooking the garden grounds. The huge space can be used as a studio apartment or equally well as an office for home working, artist’s studio or simply a separate recreation room for family.

The ground floor integrated double garage is well served with lighting, heating and power for use as a workshop, and benefits from an automatic electric roller door.

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: E

Postcode

EH4 6DD

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 March 2023 - First Issue.