Summary of Accommodation:

Ground Level

Entrance Vestibule, Sitting Room, Kitchen/Dining Room, WC

First Floor Level

Drawing Room, Principal Bedroom with WC, Family Bathroom

Second Floor Level

Two Double Bedrooms, Bathroom

Lower Ground Floor Level

Study, Double Bedroom Four, Bathroom, Pantry with Utility Cupboard

External Space

Private Landscaped Front Garden with Lawn and Floral Border, Private Rear Patio Garden with Floral Border and Greenhouse, Under Garden Cellar

SITUATION:

Ann Street is situated in an affluent residential area on the edge of Edinburgh’s historic New Town, a UNESCO World Heritage Site, and is only a short walk to the hugely popular neighbourhood of Stockbridge with its bustling village atmosphere.

The property is located next to The Dean Gardens, seven acres of private parkland with a children’s play park that residents can apply for membership and the members-only Dean Tennis & Squash Club.   In terms of local amenities, Stockbridge has a chemist, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. It is also well served by several small convenience supermarkets whilst Waitrose, M&S and Sainsbury’s are all within easy reach. In terms of leisure and recreational facilities, there is the member-only Grange Tennis, Cricket & Squash Club in Stockbridge as well as Inverleith Park, where you’ll find community tennis courts, a basketball court and a children’s play park, and the Royal Botanic Gardens. The Water of Leith Walkway, an attractive 13-mile cycling and walking riverside footpath that leads, in one direction, to the Modern Art Gallery is easily accessible from the property.

Princes Street and George Street, the city’s main shopping thoroughfares, the new St James Quarter as well as some of Scottish capital’s world -class museums, art galleries and historic attractions are all within walking distance.  

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary as well as Broughton High School. There are plenty of private schools available locally with Fettes College, The Edinburgh Academy, Erskine Stewarts’ Melville Schools (ESMS), and St George’s School for Girls close by.

The city’s major transport links are all within easy reach including the regular tram and bus links to Edinburgh International Airport. The City Bypass, the Queensferry Crossing and Scotland’s motorway network area are easily accessed via the nearby Queensferry Road.

DESCRIPTION:

Ground Floor Level

The property is entered through the private landscaped front garden and lawn.

Entrance Vestibule: The front door opens to a welcoming entrance vestibule boasting a wealth of period features in its intricate cornicing, ornate rose circle and original flagstone flooring. The grand vestibule opens to the entrance hallway, giving access to the ground floor accommodation. The entrance hall is naturally lit via its cupola with intricate cornicing and plaster frieze. A traditional stone staircase with decorative iron balustrade and mahogany handle curves up to the two upper floors whilst another staircase leads to the lower ground level.

Sitting Room: The property benefits from a beautiful sitting room with curved entrance door, boasting an abundance of period features in its spectacular black and white mottle marble fireplace housing a gas fire, ornate cornicework and plaster frieze with double sash and case windows. There is also an integrated storage cupboard with fitted shelving.

Kitchen/Dining Room: The property offers a charming dining kitchen with views overlooking Danube Street down to Stockbridge. The kitchen affords ample storage with wall and floor mounted storage units, an integrated storage cupboard with fitted shelving and fitted book shelving in the dining area. Kitchen appliances include a Neff induction cooker and Siemens double oven and integrated fridge freezer and a traditional Belfast sink. With two sash and case windows, the dining kitchen benefits from a gas fire with slate hearth and marble surround.

WC: There is a WC located off the entrance hall with a wash hand basin.

First Floor Level

The first floor is accessed via traditional stone stairs with cast iron balustrade and mahogany handle.

Drawing Room: The property benefits from a drawing room boasting period features in its intricate cornicing, and three sash and case windows. With a southwest facing aspect, this glorious room overlooks the front lawn onto Ann Street and benefits from a gas fire with slate hearth and wooden surround.

Principal Bedroom with WC: With an east facing view over Danube Street, Stockbridge and the New Town, the principal bedroom offers spacious accommodation with an integrated wardrobe and hidden en suite with WC, wash hand basin and a floor mounted storage unit.

Family Bathroom: There is a bathroom suite comprising shower over bathtub, wash hand basin with a floor mounted storage unit and WC. The bathroom features a traditional sash and case window with a four doored fitted wardrobe.

Second Floor Level

The second-floor level is accessed via carpeted stairway.

Two Double Bedrooms: There are two further double bedrooms with ample space for furniture, both offering feature fireplaces with stone surround and picturesque views over Danube Street and the New Town. One of the good-sized double bedrooms features an integrated storage cupboard.

Bathroom: The second-floor bathroom comprises a shower over bathtub, wash hand basin with a floor mounted storage unit and WC. Additionally, the bathroom benefits from an integrated storage cupboard and natural light via its skylight.

Lower Ground Level

The lower ground level is accessed via carpeted stair and mahogany handle.

Study: The property affords a fabulous home office with a sash and case window and ample fitted shelving. It further benefits from a gas fire with slate hearth and marble surround and gives access to the rear patio garden.

Double Bedroom Four: The fourth double bedroom is tucked away on the lower level affording ample space for furniture with sash and case windows and a gas fire with slate hearth and marble surround.

Pantry with Utility Cupboard: Offering further internal storage, there is a generously sized pantry with utility cupboard on the lower level. Featuring a traditional Belfast sink, this room offers ample space for washing and drying machine with fitted storage stretching the length of the room.

Bathroom: The lower-level bathroom comprises a walk-in shower, sizeable bathtub, wash hand basin with a floor mounted storage unit, WC and heated towel rail.

External Space

Regarding external space, the property is well served with a private landscaped front garden featuring well-maintained lawn and elegant floral border and southwest facing position. The rear patio garden features an east facing position with a greenhouse and ample space for seating offering the opportunity for al fresco dining and a charming entertainment space. There is also a dry lined under garden cellar currently being used as a place to store wine. 

Parking

The property qualifies for resident permit parking subject to a modest annual fee.

Garage

A large single garage located on Dean Park Mews is available by separate negotiation.

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

Tenure: Freehold

Postcode

EH4 1PJ

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 February 2023 - First Issue.