Summary of Accommodation:

Lower Ground Level

Entrance Vestibule, Dining Hall, Sitting Room, Kitchen, Conservatory, Principal Bedroom with ensuite shower room, Double Bedroom Two, Home Office, Family Bathroom

External Space

Private Landscaped Rear Garden with storage outbuilding, Two Under Pavement Cellars, Under-Stair Bin Store, Resident Permit Parking

SITUATION:

Coates Gardens is situated in Edinburgh’s thriving West End. The street itself leads down to the main thoroughfare of Haymarket, where the railway station is conveniently located within a five-minute walk from the property. There are plenty of restaurants, artisan coffee shops and specialist shops to explore in the area and with direct bus and tram access into the city centre only minutes from the door. The cultural highlights of Edinburgh are close by, including The Gallery of Modern Art 1 and 2, the beautiful St Mary’s Cathedral and the cosmopolitan shopping areas of George Street and Princes Street. The local road network connects quickly to the city bypass, Edinburgh International Airport, the Queensferry Crossing and motorways.

Excellent state school provision is in the area with Roseburn Primary, Craigmount High, St Mary’s RC Primary and St Thomas of Aquin’s RC High and private schools such as Fettes College, St George’s School for Girls and ESMS very close by.

Murrayfield Stadium is approximately 10 minutes away, as well as this, there is easy access to the many cycle path routes around the city and green space such as Inverleith Park, The Royal Botanics, and Roseburn Park. There is a small M&S food hall at Haymarket Station, a Tesco Express on Haymarket as well as a large Sainsbury’s at the nearby Craigleith Retail Park.

There is zoned residents parking on Coates Gardens and the surrounding roads on payment of the usual fee.

DESCRIPTION:

Lower Ground Level

The property is accessed via private main door to a welcoming entrance vestibule leading to the lower ground floor accommodation.

Dining Hall: The entrance vestibule leads to a spacious and welcoming entrance hallway which introduces a fabulous dining hall with ample space for dining furniture. 

Sitting Room: The property benefits from a charming sitting room with Farrow and Ball neutrally painted panelling, original sash and case window and feature fireplace. The sitting room is naturally lit due to its east facing position. Additionally, the sitting room benefits from immediate access to the private rear garden through a beautiful French door.

Kitchen: The property affords a well-equipped modern kitchen providing ample storage space with wall and floor mounted storage units and a generously sized kitchen pantry with fitted shelving. With plentiful preparation space, the kitchen affords top quality appliances including a Rangemaster five ring gas cooker, oven and extractor, integrated dishwasher and free-standing Samsung fridge freezer.

Conservatory: Off the kitchen, there is a practical conservatory with direct access to the rear garden - offering extra entertaining space and al fresco dining.

Principal Bedroom: Spacious principal bedroom with ample space for furniture and fitted book shelving. This front facing bedroom features a three piece ensuite, comprising a walk-in shower, wash hand basin and WC with a heated towel rail and wall mounted storage unit. Additionally, there is a delightful window seat with under-seat storage.

Double Bedroom Two: There is an attractive second double bedroom providing plentiful space for furniture.

Home Office: The property offers a large boxroom, currently utilised as a home office with abundant fitted shelving and quaint window to the kitchen, affording natural daylight in this room.

Bathroom: The bathroom comprises shower over bathtub, wash hand basin and WC with heated towel rail elegant tiling and frosted window.

External Space

Private Rear Garden: The private landscaped rear garden offers a patio and astro-turfed lawn with floral border affording an excellent entertainment space. The garden benefits from a private storage cupboard. Despite its central location in the West End, the rear garden offers a peaceful, idyllic space.

Under Pavement Cellars: The property benefits from two under pavement cellars with access to power offering ample external storage.

Under-Stair Bin Storage.

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: E

EPC Rating: C

Postcode

EH12 5LE

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, 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 2024 - Second Issue.