Summary of Accommodation

Ground Floor

Entrance Vestibule, Hallway, Drawing Room, Open-Plan Sitting Room-Dining-Kitchen-Conservatory, Dining Room/Playroom, WC Room, Under-Stair Hall Storage Cupboard, Utility Room & Door Access to Both Rear Garden and Garage

First Floor

Principal Bedroom, Bathroom, Three Further Double Bedrooms, Fifth Bedroom/Home Office, Family Bathroom, Inner Landing Linen & Boiler Cupboard, Access to Attic Storage

Outside Space

Private Gated & Paved Driveway, Front Garden with Integrated Single Garage & Side Entrance from Front to Rear of Property, Good-Sized Rear West-Facing Garden Predominantly Laid to Lawn with Well-Planted Borders with Mature Trees & Leafy Shrubbery, Large Sun Terrace & BBQ Area for Outdoor Entertaining, Garden Shed

Unrestricted Roadside Parking Available

DESCRIPTION:

Set back from the peaceful residential road, 17 Campbell Road is a handsome semi-detached family house with an extensive private garden to the rear of the property.  This spacious family home offers versatile accommodation ideally suited for modern family living as follows:

Ground Floor:

▪      Entrance Vestibule & Hall: Entrance to the house is via the paved front driveway. The front door opens into a small entrance vestibule with an inner door opening to the L-shaped hallway. Off the hallway is a deep under-stair storage cupboard and a WC room.

▪      Drawing Room: Elegantly furnished, this formal drawing room has a large bay window, incorporating a bespoke window seat with storage within, offering pretty views across the front garden. The well-presented and spacious room features an attractive gas ‘coal-effect’ fireplace with decorative wood mantelpiece and Art Nouveau-style inset tiles and a partially glazed Edinburgh Press.

▪      Sitting Room-Dining-Kitchen: The current owners have created a stunning open plan sitting-dining-kitchen that forms part of an extension to the original house. Enjoying plenty of natural light, the wonderful room is ideally suited for modern family living providing plenty of space to both cook, dine, and socialise. The stylish modern fitted kitchen includes several integrated appliances including a Rangemaster Professional with two electric ovens, a five-ring gas burner and extractor canopy, a Siemens dishwasher, a, full-length Bosch fridge-freezer and a Belfast sink. A large central island with granite countertop offers plenty of preparation space as well as below counter storage on two sides.  A large dining table is cleverly positioned to separate the kitchen and sitting room and there is separate door access to the conservatory. With wood flooring and contemporary-style décor, the sitting room has a large fireplace which houses a wood-burning stove and is flanked on either side but a built-in bookcase with cupboard below.

▪      Conservatory: Glass panelled bi-folding doors separate the sitting room and conservatory and can be opened fully to provide a free-flowing entertaining space. As an extension to the rear of the house, the conservatory provides space for a large seating arrangement and has direct access to the sun terrace and garden.

▪      Dining Room/Playroom: Accessed from the kitchen and with views across the front garden, this flexible-use room is currently used as a formal dining room but would work equally well as a children’s playroom.

▪      Utility Room: Accessed from the kitchen, this useful utility room has door access to both the rear garden and the garage and features an integrated sink, clothes pulley, upper and lower storage units. There is room for a washing machine, tumbler dryer and there are two walk-in storage cupboards. 

First Floor:

An attractive oak-wood staircase leads up from the entrance hall to the first-floor landing which benefits from plenty of natural light from a large skylight above.

▪      Principal Bedroom: This well-presented room has a wonderful bay window offering a peaceful outlook over the front of the property. This spacious and light-filled bedroom has a built-in fitted double wardrobe and a shelved Edinburgh Press. 

▪      Bathroom: This modern bathroom comprises a shower cubicle, a claw-foot traditional bathtub, heated towel rail, wash basin and WC.

▪      Bedroom 2,3 & 4: Three bright and good-sized bedrooms with two enjoying lovely views over the rear of the house and one over the front.

▪      Bedroom 5: This versatile fifth bedroom is currently used as a home office and has a rear garden outlook.

▪      Family Bathroom: This partially tiled bathroom has a bathtub with overhead shower appliance, a wash basin, heated towel rail & WC.

▪      Inner Landing: The inner landing links the main landing with two of the bedrooms and the family bathroom that form part of the house extension. There is a large built-in cupboard housing the boiler and shelving for laundry.

Outside Space:

▪      Front Garden: The house sits well back from the peaceful residential road behind a high hedge. A wrought-iron entrance gate opens to a paved parking area in front of the house that offers space for two vehicles. The front garden features a lawn edged with floral borders.  There is an integrated single garage with door access to the utility room and has built-in former kitchen units providing storage. Additionally, there is a separate door and pathway that leads from the front to the back of the house.

▪      Rear Garden: The enclosed west-facing garden is predominantly laid to a good-sized lawn and is edged with well-stocked borders featuring mature trees, leafy shrubbery, and colourful plants. There is a garden shed with power supply. A large, paved sun terrace is located directly outside the rear of the house and provides ample space for outdoor dining entertaining.

SITUATION:

17 Campbell Road is situated in West Edinburgh less than two miles from the city centre. This quiet, leafy residential area is conveniently placed for a variety of transport links to both the city centre and Haymarket Station.

Murrayfield is hugely popular with families due to its proximity to several well-regarded private schools including St. George’s School, Erskine Stewart’s Melville Schools (ESMS), Fettes College and The Edinburgh Academy. The property falls into the catchment area for Roseburn Primary and Craigmount High School.

A wide variety of leisure and recreational facilities can be found in the area including Murrayfield Tennis Club, Edinburgh Sports Club, Murrayfield Golf Club, Murrayfield Ice Rink, Edinburgh Zoo, and Murrayfield International Rugby Stadium.

There are plenty of leafy walks nearby including along the picturesque Water of Leith Walkway to cosmopolitan Stockbridge with its cafes, restaurants, and weekly Sunday food market. The property lies within easy access of the city’s extensive cycle network whilst the Corstorphine Hill offers lots of lovely, wooded walking trails.

The area is well served by a range of excellent local amenities including a good selection of local shops, restaurants, bars, and a Tesco Metro at Roseburn, just a short walk away. There is also a Marks & Spencer, Boots and Sainsbury’s at the nearby Craigleith Retail Park.

There are regular bus services from Corstorphine Road into the city centre and Haymarket Station as well as westwards to Edinburgh International Airport. Also, within easy reach is Edinburgh Business Park at South Gyle, the Royal Bank of Scotland Headquarters at Gogar, the City Bypass and Central Scotland’s motorway network. 

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

Postcode

EH12 6DT

Tenure

Freehold

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 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.

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 May 2023 – Second Issue.