SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Open Plan Dining-Kitchen-Living Space with Door Access to Side & Rear Garden, Sitting Room, Two Double Bedrooms, Family Bathroom, WC Room, Utility Cupboard, Inner Hall, Storage Cupboard

Video Security System, Integrated Sonos Entertainment System, Underfloor Heating & Gas Central Heating

First Floor

Principal Bedroom Suite with Dual Access from Private Glass Staircase & First Floor Landing, Door Access to Large Private Rooftop Sun Terrace with Pentland Hill view & En-suite Shower Room, Further Double Bedroom with En-suite Shower Room

Outside Space

Landscaped South-facing Front Garden with Mature Trees, Leafy Shrubbery & Floral Planting & Greenhouse, Enclosed Sun Terrace & Rear Garden Predominantly Laid to Lawn, Automated Double Garage & Private Parking

ACCOMMODATION:

38 Corstorphine Road is a stunning contemporary-styled, four-bedroom property that is beautifully appointed and finished to an exceptionally high standard. The spacious accommodation is as follows:

Ground Floor:

House Entrance: There is a private entrance at the west side of the original house that opens into an enclosed private courtyard and leads to the front door of the house. The front door opens into an entrance vestibule with an inner door leading into the dining-kitchen-living room.

Dining-Kitchen-Living Room: Housed in a stunning modern extension, this spectacular open plan space is the beating heart of the house and is a wonderful space to entertain, cook and relax. The Kitchen International-designed fitted kitchen features many high-specification Siemens appliances including an electric oven, combo-oven with warming drawer, dish washer as well as a double sink and American-style fridge-freezer. There is plenty of preparation area on the black quartz countertops and there is a back door that accesses the rear garden. Separating the kitchen and the dining area, the large white Corian-topped Island provides an additional preparation area and incorporates a Siemens induction hob, a gas wok burner and an extractor fan. One side of the island is devoted to storage whilst the other has a breakfast bar that can accommodate three bar stools. Featuring William Morris wallpaper and underfloor heating, the dining area enjoys an abundance of natural light both from the bespoke German circular roof lights as well as a wall of bi-folding glazed doors that open to the private west -facing courtyard which is a real sun trap.

Sitting Room: Forming the west wing of the original house, this high-ceilinged sitting room enjoys attractive views of the lush front garden through the original bay window. With hard wood flooring, this room has a sense of theatre and drama with a wonderful mix of period charm featuring ornate decorative cornicing and contemporary style with wallpaper from Timorous Beasties. There is an integrated modern fireplace with gas log-effect fire with an inset flat screen television above. There is ample room for a large seating arrangement and an additional feature window provides views of the courtyard. There is an integrated Sonos home sound and entertainment system that can be operated from a mobile phone app.

WC Room: With striking designer textured grey and pillar box-red tiling, this modern bathroom features sanitaryware from Porcelanosa.

Bedroom Three: Beautifully decorated in a warm Farrow & Ball Inchyra blue colour palette with bespoke wood panelling, this double bedroom has a built-in wardrobe and enjoys tranquil views of the rear inner courtyard.

Bathroom: Modern underfloor heated bathroom comprising a Kueco circular wash basin, shower cubicle and Villeroy & Boch WC. Three app-controlled under-lit recessed display shelves sit behind the Villeroy & Boch jacuzzi bathtub.

Bedroom Four: This bedroom is located in the second modern extension to the house and is accessed from a double height inner hall that is dominated by the state-of-the-art glass bridge. The inner hall features two storage cupboards and sliding doors that open to the rear garden. With an eye-catching woodland wallpaper, this beautifully furnished bedroom benefits from two large windows that open to the rear garden.

Hall Utility Cupboard

First Floor:

First Floor Landing: Accessed from a staircase located in the central hallway of the house, the first-floor landing features the breath-taking glass bridge that connects the original house to the rear extension.

Bedroom 2: Housed in this extension is an elegantly furnished double bedroom that enjoys wonderful open views of the rear garden through sliding glass door windows and the Juliette glass balcony. There is an en-suite bathroom, with underfloor heating, a walk-in shower, Villeroy & Boch wash basin and WC.

Principal Bedroom Suite: This is a truly magnificent room with dramatic contemporary décor featuring Farrow & Ball wallpaper and period glamour that includes the restored original ceiling cornicing. The bedroom is accessed from both the first-floor landing and via a stunning helical glass staircase from the central hall. The bedroom has a glazed door that opens to an expansive private rooftop sun terrace that offers several places to relax and enjoy the panoramic views across the city to the majestic Pentland Hills beyond. The wood-decked terrace incorporates the circular walk-on glass roof lights that allow light to flood into the kitchen below. Adjacent to the bedroom is a modern Porcelanosa-tiled bathroom comprising a walk-in shower, twin Villeroy & Boch glass wash basins, illuminated vanity mirrors, aquamarine glass splash back, heated towel rail and Duravit WC.

Outside Space:

Externally, the property has a private double garage and a private parking area in front for up to four vehicles. Stone steps next to the garage lead up a cobbled illuminated pathway that meanders up though the garden to the front entrance of the house. The well-designed landscaped garden features lawned areas edged with mature trees and leafy shrubbery. It is also home to an Alton wood-framed greenhouse. Entry to the house is through the enclosed courtyard which provides a tranquil and secluded space for al fresco dining and entertaining. There is an attractive Japanese-style water feature next to stone steps that lead up to the rear garden that is predominantly laid to lawn and edged with palm trees, bamboo bushes and raised contemporary planters.

SITUATION:

38 Corstorphine Road is situated in Murrayfield, an affluent and popular residential area located less than three miles west of Edinburgh city centre.

The area is well served by a range of excellent local amenities both at Western Corner on Corstorphine Road as well as in nearby Roseburn, where there is a Tesco Express. Just a short drive away is Craigleith Retail Park, where you will find a Marks & Spencer and Sainsbury’s supermarket.

In terms of recreational facilities, Edinburgh Zoo, a hugely popular family attraction, Murrayfield Ice Rink, the Murrayfield International Rugby Stadium and Roseburn Park, which has a children’s play park and football pitches, are all within walking distance. There is a David Lloyd Leisure Club, Murrayfield Tennis Club and several golf courses including Carrick Knowe and member only Murrayfield and The Royal Burgess all within easy reach.

There are plenty of leafy walks nearby including along the picturesque Water of Leith Walkway to cosmopolitan Stockbridge with its cafes, restaurants, and weekly Sunday food market. The property lies on the doorstep of the 140-acre Corstorphine Hill Nature Reserve that is criss-crossed with wooded walking trails.

The area is very popular with families due to the wide selection of well-regarded schools. The property falls into the school catchment area of Roseburn Primary School and Craigmount High School while nearby private schooling options include St George’s School, Erskine Stewart’s Melville Schools (ESMS), Cargilfield Preparatory School and Fettes College.  

There are regular bus services from Corstorphine Road into the city centre and Haymarket Station as well as westwards to Edinburgh International Airport. Also, within easy reach, is Edinburgh Business Park at South Gyle, the Royal Bank of Scotland Headquarters at Gogar, the City Bypass with connections to 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: G

EPC Rating: C

Postcode

EH12 6HP

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 March 2023 – First Issue.