Summary of Accommodation

Ground Floor

Entrance Vestibule, Study-Library, Formal Dining Room, Cloakroom & WC Room, Music Room, Open Plan Living-Kitchen-Dining Space, Conservatory & Access to Rear Garden, Under Stair Storage, Utility Room, WC, Workroom, Door Access to Garage & Rear Garden

First Floor

Formal Drawing Room, Principal Bedroom with Ensuite Bathroom & Dressing Room, Bedroom 2

Mezzanine Floor

Bedroom 3 with Ensuite Bathroom & Sitting Room, Two Further Bedrooms, Bathroom,

Separate Stair Access to Rear of the House

Second Floor

Entertainment/Billiards/Playroom, Bedrooms 6 & 7, Bathroom, WC Room

Outside Space

Front Garden with Extensive Paved Parking, Side Paved Driveway, Integrated Double Garage with Door Access to House and Rear Garden

Well-Established Garden to the Rear of the Property with Lawn, Mature Trees, Floral Planting & Decked Dining Area, Additional Dining Area Outside Conservatory, Side Pathway from Rear Garden to Front of the House.

DESCRIPTION:

1 Ettrick Road is a handsome Victorian villa offering well-proportioned accommodation over three levels. The spacious accommodation is as follows:

Ground Floor:

• Front Entrance: Steps lead up from the driveway to the house which boasts an impressive Victorian frontage with a traditional front double door flanked by polished pink granite Ionic columns that open into an entrance vestibule with original floor tiling. An inner door leads into the grand entrance hall with herringbone flooring and decorative cornicework.
• Dining Room: Formal dining room featuring high ceilings, a wide bay window with an attractive open front garden outlook and two further sash and case windows. Providing ample space for a large dining room table and entertaining on a grand scale, this beautiful room features many original features including an impressive fireplace, decorative cornicework and wood flooring.
• Study-Library: With a gentleman’s club feel featuring dark wood built-in bookcases, wood flooring and an original period fireplace, the study enjoys pretty front garden views through a six-pane sash and case window.
• Music Room: With twin sash and case windows, this flexible-use room is currently used as a music room but could equally well be utilised as a playroom or cosy TV room.
• Cloakroom: Located off the hall is a cloakroom with a row of useful coat hooks and a separate WC room.
• Living-Dining-Kitchen Room: Accessed from the dining room as well as the inner hall at the back of the house, this free-flowing series of rooms offer living, dining and relaxing spaces ideally suited for modern day living. The contemporary-styled family living room is an ideal space to watch TV or relax with book. The bespoke country house-style fitted kitchen is functional as well as beautiful. It features many integrated appliances including a British Racing green AGA with six ovens, two hotplates, and a ceramic induction hob, two dishwashers and two Belfast sinks. There is plenty of storage available in the lower and upper kitchen units and preparation space on the black marble worktops. There is a central island that incorporates a breakfast bar counter and lower-level wine storage.
• Conservatory: An extensive conservatory has been added by the current owners to the side of the kitchen. It provides an additional place to dine and sit as well as having two sets of double doors that open to the rear garden and to the outdoor dining area at the side of the house. 
• Storage Rooms: At the rear of the entrance hall, an archway opens to an inner hall that leads to the kitchen, utility room and back door. The inner hall has several storage cupboards and a large storeroom which has been used as a workroom.
• Utility Room: Well-equipped utility room that houses the boiler and an integrated built-in storage unit with wash basin. There are twin ceiling clothes drying pulleys.
• WC Room

First Floor:

• Staircase: Two of the most stand-out architectural features of the property are the grand oak-wood staircase that curves up from the ground floor, accessing the Minstrel’s Gallery on the mezzanine floor and the two upper floors, and the magnificent stained-glass window behind. Natural light floods into the entrance hall and stairwell through the stained-glass window the depicts scenes from the four seasons as well as through the ceiling cupola. The cupola is encircled with ornate cornicework as is the decorative frieze below.
• Drawing Room: With front garden outlook through the wide bay window, this grand high-ceilinged drawing room features many period features including an original fireplace and decorative cornicework and provides plenty of space for a large seating arrangement. The current owners have a grand piano located to the right-hand side of the L-shaped room.
• Principal Bedroom Suite: The generously proportioned bedroom enjoys plenty of natural light from the large sash and case bay window that offers attractive open leafy views across the front garden. It has a walk-through bathroom featuring an integrated dual wash basin unit with lower and upper storage cabinets and drawer, a bath with handheld shower appliance and WC. The adjacent dressing room has bespoke built-in dark wood-fronted wardrobes providing a range of storage options and incorporates an integrated vanity table.
• Bedroom 2:  Currently used as a fully fitted home office, this good-sized room would work equally well as a second bedroom.
• Landing Laundry Cupboard

Mezzanine Level:

• Minstrels’ Gallery: Accessed off both the main staircase as well as the original servant’s staircase, the minstrels’ gallery features a small kitchenette//butler’s pantry to service the drawing room as well as an airing cupboard.
• Bedroom 3: This ensuite generously sized double bedroom has an ensuite bathroom and an ensuite sitting room that could also be used as an additional bedroom.
• Bedroom 4 & 5: Two further bright and airy spacious bedrooms
• Family Bathroom: With partial tongue and groove panelling, this bathroom comprises a bath with handheld shower appliance, integrated wash basin unit with storage below & a WC.

Second Floor:

• Entertainment/Sitting Room: Natural light floods into this spectacular wood-floored space through a large cupola and additional under eave windows. This versatile room could be used as an entertainment room with amble space for a billiards table or table tennis table or could also be utilised as a children’s playroom.
• Bedroom 6 & 7: Two further spacious dual aspect bedrooms both with door access to the entertainment room.
• Bathroom: Modern tiled bathroom comprising a bath with handheld shower appliance, shower cubicle, and wall hung wash basin.
• WC Room

Outdoor Space:

Externally, the property is set back from the peaceful residential road behind a stone wall with mature trees that provide colour and privacy. Vehicle entrance to is via an ornamental cast iron gates flanked by stone gate piers that open to the expansive private off-road driveway whilst there is also an additional pedestrian iron gate. The paved driveway can accommodate four or five vehicles and there is additional parking on the paved driveway that leads to the double garage positioned to the left side of the house. The property sits on a large, secure plot with a well-established garden to the rear of the property predominantly laid to lawn and bordered with mature trees and floral planting. There is a raised decked area for al fresco dining to the rear of the house and another to the side of the house adjacent to the conservatory.

SITUATION:

Ettrick Road is situated in the Merchiston Greenhill Conservation Area, less than two miles from Edinburgh’s financial, business and shopping district and many of the city’s UNESCO-listed historical attractions.

It lies within walking distance of both the chic boutiques, restaurants, cafes and bars in Bruntsfield as well as a wide range of independent stores in Morningside. The area is well served with local amenities a Tesco Express on Holy Corner, a Sainsbury’s Local in Bruntsfield and a Waitrose supermarket and M&S Simply Food on Morningside Road.

Also within easy reach of the property is the Usher Hall, The Churchill Theatre and The Dominion, a family-run independent cinema.  

The property is a short walk to Harrison Park which has a children’s play park and sports pitches. It is also here where you can access the Union Canal pathway which offers wonderful scenic walks into the city centre. There are plenty of parking and walking trails within easy reach of the property including within The Meadows, Blackford Hill and The Hermitage of Braid Nature Reserve.

There are numerous recreational and leisure facilities in the vicinity including The Merchants of Edinburgh Golf Club, The Braids Golf Club, the Royal Commonwealth Pool, Craiglockart Leisure and Tennis Centre and the Midlothian Snowsports Centre at Hillend.

The property is conveniently located for some of Edinburgh’s best private schools with George Watson’s College and The Edinburgh Rudolph Steiner School within walking distance. The Edinburgh College of Art, Edinburgh University and Napier University are also within easy reach by foot.   

Ettrick Road is conveniently placed to access the city’s efficient bus routes, Haymarket Station, The City Bypass, Edinburgh International Airport 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: H

EPC Rating: D

Postcode

EH10 5BJ

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 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 misstatement 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 uses electronic verification, if this is not possible original documents are acceptable.

Particulars prepared January 2024 – Second Issue.