Summary of Accommodation

Ground Floor

Entrance Vestibule, Free Flowing Dining Room-Sitting Room, Living Room, Dining-Kitchen, Conservatory & Access to Rear Garden, Cloakroom, WC Room, Utility Room, Under Stair Storage, Back Door

First Floor

Principal Bedroom with Ensuite Bathroom, Bedroom 2 with Ensuite Shower Room, Two Further Bedrooms, Family Bathroom

Second Floor

Bedroom 5 & 6, Shower Room

Coach House Annexe

Self-Contained Studio with Bedroom, Kitchenette, Wet Room

Single Garage & Storage Space

Outside Space

Front Garden with Entrance Pathway, Lawned Area, Mature Trees & Leafy Shrubbery, Off-Street Paved Driveaway with Parking Area for Several Vehicles,

Well-Established Garden to the Rear of the Property with Grass Lawn, Mature Trees, Floral Planting & Two Paved Sun Terraces.

DESCRIPTION:

20 Napier Road is a stunning family home featuring a wonderful mix of original period and contemporary design finished to an exceptionally high standard. The spacious accommodation is as follows:

Ground Floor:

Entrance Vestibule: A path leads up from the roadside to the front entrance of the property that enjoys an impressive Victorian frontage with a traditional front door that opens into a large entrance vestibule with original floor tiles. A beautiful stained-glass inner door leads into the grand hall with wide oak floorboards and decorative ceiling cornicing.

Sitting Room: Spanning the length of the house, the spectacular sitting room boasts a magnificent original four-pane window offering pretty views of the cherry blossom tree in the front garden. With striking Craig & Rose Payne’s Grey paintwork, the high-ceilinged room is packed with period character featuring decorative cornicework, a rose circle, a dado rail and an impressive original black marble fireplace.   There is plenty of space for a large seating arrangement and the room can be used in conjunction with the adjacent dining room as a free-flowing space for entertaining on a grand scale.

Dining Room: Accessed from both the hall and the sitting room, the dining room has a window with a lovely view of the Coach House and plenty of room for a large dining table.

Living Room: This generously sized room is currently used as a relaxed family living room that enjoys lovely front garden views through the bay window. The spacious room features several period features including ornate cornicework and an original Adams fireplace with decorative wood mantel that houses a living gas fire. In one corner of the room there is a recessed area that could be used as a library whilst in the other there is a walk-in storeroom.

Dining-Kitchen: This is a truly spectacular design-led room which has been completely renovated and refurbished by the current owners. It features a Tom Howley bespoke kitchen with a central island which incorporates a breakfast counter that can accommodate up to four bar stools. The stylish kitchen features many high specification integrated appliances including a Bosh dishwasher, NEFF full length fridge and freezer, a dual-fuel Aga with both gas and electric ovens and a four-burner gas hob, a double Belfast sink with Quooker tap. There is plenty of preparation space on the white stone countertops and additional storage in a bespoke larder-style cabinet that houses an integrated microwave. There is plenty of space to have an additional dining table in front of the bay window.

Conservatory: Positioned at the rear of the house with entry from both the kitchen and cloakroom, this wonderful conservatory with limestone floor tiles is a wonderful place to sit and relax throughout the year as it benefits from underfloor heating and lovely views of the rear garden. French doors open to a newly laid sun terrace at the side of the house.

Cloakroom: This walk-through room connects the hallway with the conservatory and features a wall of storage cupboards.

Utility Room: Adjacent to the back door of the house, this room houses the boiler, modern heating system and has space for both a washing machine and tumble dryer. 

WC Room.

First Floor:

Staircase An impressive original staircase with iron balustrade sweeps up passed a newly glazed statement window to the spacious first -floor landing.

Principal Bedroom Suite: The well-presented bedroom enjoys plenty of natural light from a bay window offering attractive open leafy views across the front garden. Stylishly furnished, the bedroom features ornate cornicework, a period fireplace and bespoke fitted wardrobes on both sides of the room. The partially marble-tiled ensuite bathroom comprises a shower cubicle with Burlington Thermostatic shower appliances, a Victorian-style claw foot bath, dual wash basin unit with storage below, underfloor heating & a WC.

Bedroom 2:  With double aspect views over the front and side of the house, this light-filled guest bedroom has a period fireplace with attractive tiled inset and a shelved Edinburgh press. An en-suite shower room, added by the current owners, comprises of a shower cubicle with Burlington appliance, a marble topped wash basin unit with cupboard below, underfloor heating and WC.

Bedroom 3 & 4: Two further good-sized bedrooms with dual aspect windows with views over the rear and side of the house. One features an original marble fireplace whilst the other has built-in wardrobes and an Edinburgh press.

Family Bathroom: Modern tiled bathroom featuring a Victorian-style claw foot bath, shower cubicle with Burlington appliance, integrated marble-topped wash basin unit with drawer storage, underfloor heating & WC.

Second Floor

Staircase: A door off the landing leads to a timber staircase that accesses two further bedrooms and a shower room.

Bedroom 5 & 6: Two large Velux windows in each of the bedroom provide plenty of natural light into these bright and airy bedrooms.  One of the two bedrooms has a bespoke built-in set of wardrobes and access to eaves storage.

Shower Room:  The partially tiled modern bathroom features a shower cubicle, pedestal wash basin, underfloor heating, Velux window & WC.

Coach House:

Housed in the handsome original Coach House that sits at the end of the driveway is a self-contained studio apartment that could provide additional accommodation for family members, guests or staff. A staircase leads up from the front door to the accommodation on the upper floor. There is a spacious double bedroom that benefits from lots of light from the two large windows and a Velux window and there is an original fireplace with log burning stove (currently disconnected). In addition, there is a well-equipped kitchenette with integrated NEFF four-gas burner, electric oven, fridge, sink as well as a stylish wet room with a rain shower with handheld shower appliance, wash basin, underfloor heating & WC.

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 the paved driveway is via a decorative iron gate whilst there is an additional pedestrian iron gate and pathway that leads up through the front garden to the entrance of the house. At the rear of the property there is a well-established stone wall-enclosed garden with good-sized lawn edged with mature trees and planting. There are two designated paved sun terraces that have been placed to take advantage of the sun’s moving position.

SITUATION:

Napier 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. Napier 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 5AY

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 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 April 2023 – First Issue.