Summary of Accommodation:

Shared Door & Well-Kept Communal Stair with Secure Phone Entry System

Entrance Hall & Two Integrated Storage Cupboards, Sitting/Dining Room, Dining Kitchen, Utility Room, Shower Room, Principal Bedroom, Three Generously Sized Double Bedrooms, Bathroom

Well-Kept Communal Garden Laid to Lawn

Resident Permit & Metred Parking

SITUATION:

Warrender Park Road enjoys a highly desirable location in picturesque and leafy Marchmont. Set within a cobbled street and overlooking James Gillespie’s school campus it is moments away from the green expanse of Bruntsfield Links and the Meadows.

Such an excellent location means there are a wide variety of recreational and leisure opportunities within easy reach. Alongside pitch and putt, peaceful walk and cycle paths at Bruntsfield Links, the Meadows houses sixteen quality outdoor tennis courts, as well as extensive open parkland. Nearby Fountain Park has a Nuffield Health Fitness and Wellbeing Gym, and the Royal Commonwealth Pool is just over a twenty-minute walk.

A high amenity area, excellent local amenities are abundant including a Margiotta and Sainsbury’s Local. Bruntsfield Place and Morningside Road both within walking distance feature high-quality retailers including florists, cafés, delicatessens, cheesemongers, bakeries and more. Renowned restaurants and bars such as Montpelier’s, Chop House, Kora by Tom Kitchin, The Golf Tavern, and Black Ivy are all within walking distance.

The area offers a selection of highly-regarded schools nearby. It falls into the catchment area of James Gillespie Primary and High Schools; with private schooling options including the nearby George Watson’s College and Merchiston Castle School.

The property is a leisurely twenty-minute stroll to the West End and regular bus services take you into the city centre and beyond in less than fifteen minutes. It is situated within easy reach of the City Bypass that links to the Central Scotland motorway network and Edinburgh International Airport.

DESCRIPTION:

The property is situated on the first floor, accessed through a shared door and well-maintained communal stair.

Entrance Hall: The front door opens to a spacious and welcoming entrance hall benefitting from two deep shelved storage cupboards.

Sitting/Dining Room: Beautiful south facing sitting room, bathed in natural light through a magnificent bay window, offering views to Arthur Seat. This wonderful reception boasts an abundance of period features in its decorative cornicework, Edinburgh Press and fireplace with ornate wooden surround.

Dining Kitchen: Equipped dining kitchen benefitting from idyllic rear facing views, ample storage in its wall and base mounted units, and tiled splashback.

Utility Room: Ideal utility room affording further wall and base mounted units and ample space for washing and drying machines.

Shower Room: Elegantly decorated and contemporary shower room comprising a walk-in shower, wash hand basin and WC.

Principal Bedroom: Generously sized principal bedroom, flooded in natural light due to its south facing aspect. With sash and case windows and functioning shutters, the main bedroom benefits from ornate cornicework and marble fireplace.

Three Double Bedrooms: There are three similarly spacious double bedrooms replete in period features including original fireplaces, cornicing, Edinburgh Presses and sash and case windows.

Bathroom: Bright and airy bathroom suite comprising a shower over bath, wash hand basin and WC.

General Remarks & Information:

Fixtures and Fittings:

All moveable items are available by separate negotiation. 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

EH9 1DT

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.