Summary of Accommodation

Ground Floor Level

Entrance Hall, Family Room, Modern Extension with Open Plan Dining Kitchen/Sitting Room, Dining Room, Bathroom

First Floor Level

Principal Bedroom with En Suite, Double Bedroom with En Suite, Two Double Bedrooms, Utility Room

External Space

Private Driveway, Off-Road Parking, Outbuilding/ Double Garage, Private Landscaped Front and Rear Gardens

SITUATION:

Biggar Road is situated in Fairmilehead just south of Morningside, renowned for its large selection of independent shops, restaurants and artisan cafes; cosmopolitan bistros and bars. Morningside offers a cinema and theatre, Tesco, Waitrose and Marks & Spencer supermarkets.

The area is surrounded by green open spaces including the Braid Hills, Hermitage of Braid woods, Pentland Hills and Braidburn Valley Park; which offers a plethora of walking and cycling opportunities. Additionally, the property is situated in a neighbourhood with livery for horses in close proximity.

There are further recreational facilities in close reach including Mortonhall and the Braids Golf Course within walking distance; the Royal Commonwealth Pool, Craiglockhart Tennis and Leisure Club and the Midlothian Snowsports Centre at Hillend.

This area is a popular family neighbourhood due to its selection of well-regarded nursery, primary and secondary schools, including a selection of private day nurseries and wraparound care facilities. Biggar Road lies in the catchment for Pentland Primary School. The area is served by highly regarded private schools including George Watsons College, Merchiston Castle School and George Heriots School. The Rudolph Steiner School, The Edinburgh College of Art, Edinburgh University campuses and King’s Buildings are also within easy reach.

Biggar Road benefits from a close proximity to numerous bus routes, The City Bypass, Edinburgh International Airport and Central Scotland’s motorway network.

DESRIPTION:

Ground Floor Level

The property is entered through an electric gate via its private driveway and front garden.

Entrance Hall: The front door opens to a welcoming entrance vestibule and hallway giving access to the ground floor accommodation. The hallway features charming original wood flooring.

Family Room: The property offers a front facing family room benefitting from natural light via its south-east position. This charming room features an electric fire with marble hearth and surround, and immaculate oak flooring.

Modern Extension: The property benefits from an immaculate brick modern extension, adding an open plan dining kitchen, secondary reception room and two bedrooms to the home. Regarding ground floor accommodation, the extension provides a fashionable and contemporary kitchen with wall and floor mounted storage units and wooden flooring. Top quality kitchen appliances include a Siemens five ring gas cooker, extractor and oven and an integrated dishwasher. The kitchen offers ample room for dining furniture and alcove for a large fridge-freezer. The dining kitchen affords an integrated kitchen pantry with fitted shelving and plumbing for a washing machine. There is a further integrated storage cupboard opposite the pantry offering generous under-stair storage. The secondary family sitting room benefits from a sizeable log burner with sliding doors to the decking area of the private rear garden offering the ultimate indoor outdoor entertaining space. Further, the ground level of this wonderful extension features lovely oak wood flooring.

Dining Room: The property offers a sizeable dining room, currently being utilised as a home office. This lovely room opens to the higher decked area of the private rear garden offering the opportunity for al fresco dining. The dining room features a fireplace with wooden surround and ample space for furniture.

Bathroom: There is a spacious wet room bathroom with shower, bathtub, wash hand basin and WC. The bathroom benefits from an integrated storage cupboard with fitted shelving, a heated towel rail and frosted window.

First Floor Level

The first-floor level is accessed by carpeted stairs with a wooden balustrade. The stairway is naturally lit via its skylight.

Principal Bedroom: The property features a commodious principal bedroom with an en suite and walk in dressing area. The en suite comprises a bathtub, walk in shower, double wash hand basins, WC and bidet. The en suite further features wall mounted storage units, heated towel rail and a frosted window. The en suite is entered via the dressing area with fitted shelving and hanging rails. With ample space for furniture, this garden facing principal bedroom offers spacious accommodation.

Double Bedroom Two: There is a second double bedroom with an elegantly tiled Jack and Jill en suite, featuring a shower over bathtub, wash hand basin and WC. This double bedroom benefits from an integrated storage cupboard with fitting shelving. With ample space for a desk and additional furniture, this room benefits from natural light due to its south-east facing position.

Two Double Bedrooms: The property offers two further good-sized double bedrooms. One of the double bedrooms features a fireplace with wooden surround and an Edinburgh Press.

Utility Room: The incredibly spacious utility room offers ample room for free-standing white goods featuring a ceiling clothes airer. With natural light via its skylight, this room is the perfect utility.

External Space

Externally, the property boasts private landscaped gardens at the front and rear. The front garden is entered via the electric door setting the property back from the main road, providing off-road parking for multiple vehicles. The front garden benefits from a large and cleverly designed outbuilding/double garage with access to electricity. Directly next to the garage is a sizeable shed with ample storage space. The rear garden offers multiple entertaining opportunities; with a decked area for al fresco dining and a firepit with a seating area towards the back of the garden affording a more relaxed ambience. Next to this area is another shed affording ample external 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. 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: F

EPC Rating: C

Tenure: Freehold

Postcode

EH10 7BH

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 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 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.

Particulars prepared January 2024 – Second Issue.