Summary of Accommodation:

Ground Floor

Entrance Vestibule/Hallway, Boot Room/Bedroom 6, Drawing Room, Double Bedroom, Extension/Snug, Bathroom

First Floor

Principal Bedroom with En Suite, Two Double Bedrooms, Home Office, Family Bathroom, Access to Attic

Lower Ground Floor

Open Plan Dining Kitchen to Secondary Reception/Dining Room, Utility Room, Temperature Controlled Wine Room, WC

External Space

Electric Gated Private Front Garden and Driveway with Off-Road Parking for Multiple Vehicles, Edged with Leafy Shrubbery and Floral Border

Private Landscaped Rear Garden with Patio and Lawn, Edged with Leafy Shrubbery and Magnificent Views to the Firth of Forth

SITUATION:

Park Road is situated in the heart of Trinity, a thriving community to the north of Edinburgh which retains the feeling of a separate village despite being within easy reach of the City Centre, the New Town conservation area and cosmopolitan Stockbridge. This affluent and highly sought-after residential area is well served by frequent public transport links, supermarkets, a selection of shops and artisan cafes at Goldenacre, Leith’s award-winning restaurants and a multi-screen cinema, sports and entertainment facilities at nearby Newhaven.

The property is situated just minutes from numerous recreational facilities and green spaces including The Royal Botanic Gardens; Inverleith and Lomond Parks which both have active tennis and bowling clubs; Victoria Park which boasts a children’s’ playground and tennis courts; the Water of Leith walkway and Edinburgh’s cycle network. Nearby sports facilities include Westwoods Health Club, David Lloyd Harbour Tennis Club and Leisure Centre, The Grange Cricket Club and The Edinburgh Academical Rugby Club.

Park Road Road lies within the catchment area for Victoria Primary School and Trinity Academy, with private schooling options including The Edinburgh Academy, Fettes College, Erskine Stewarts’ Melville Schools and St George’s School in close proximity.

There are excellent road links, affording easy access to the City Bypass, Edinburgh International Airport and Scotland’s Motorway Network.

DESCRIPTION:

The property is accessed via secure phone entry system, and approached through its front garden and private driveway, offering parking for multiple vehicles, edged with leafy shrubbery and floral border.

Ground Floor

Entrance Vestibule/Hallway: The front door opens to a spacious entrance vestibule benefitting from underfloor heating and an integrated storage cupboard. Leading on from the vestibule is the grand entrance hallway, boasting an abundance of period features with its ornate cornicing. The welcoming entrance hall benefits from charming wood panelling and under floor heating.

Boot Room: There is a useful boot room situated off the entrance hall with a functioning log burner, sash and case window with working shutters, and integrated storage. Additionally, the boot room offers a separate entrance to the property.

Drawing Room: A beautifully decorated drawing room, bathed in natural light due to its magnificent bay window and south facing position. This wonderful reception boasts an abundance of period features in its ornate cornicework, charming rose circle and wooden flooring. There is a useful log burner with slate hearth and marble surround and a neatly organised TV cupboard with bracket and cabling.

Double Bedroom: Good-sized double bedroom with wooden flooring, a traditional Edinburgh Press and also stunning views to the Firth of Forth.

Family/TV Room/Multipurpose Space: The property benefits from an outstanding extension with charming Herringbone flooring. On entrance to the extension, there is a deep storage cupboard with fitted shelving. Designed and constructed by the renowned Daniel Bär architects and flooded in natural light due to its expanse of glass and south facing aspect, this magnificent extension is open up horizontally by the positioning of two large openings at opposite ends, creating a dual aspect, stretching from the trees of the park to the water of the bay.

Bathroom: There is an elegantly tiled bathroom with walk in shower, wash hand basin and WC. The bathroom benefits from underfloor heating.

First Floor

The first-floor level is accessed via stair with cast iron balustrade and wooden handle, naturally lit by its impressive stained-glass window. Situated off the first-floor landing, there is a securely locked door leading to the attic.  

Principal Bedroom: A generously sized principal bedroom, flooded in natural light due via its magnificent bay window and south facing position. The main bedroom offers ample integrated storage in its fitted wardrobes. An additional luxury of the main bedroom is its elegantly tiled four piece en suite comprising a deep bathtub, walk in shower, double wash hand basin and WC with beautiful views to the Firth of Forth. The en suite benefits from excellent storage in its deep built in cupboard.

Two Double Bedrooms: There are two further good-sized double bedrooms, both offering ample space for furniture and a traditional Edinburgh Press. One of the bedrooms faces the front of the house and the other overlooks the rear garden.

Home Office: An ideal home office with space for office furniture, affording the perfect spot for home working.

Family Bathroom: The first-floor bathroom comprises shower over bathtub, wash hand basin and WC with towel rail connected to the central heating system.

Lower Ground Floor

The lower ground floor is accessed via carpeted stair with wooden handle, naturally lit via the stair window. The lower ground level benefits from under floor heating throughout.

Open Plan Dining Kitchen/Secondary reception: The property benefits from an outstanding dining kitchen offering plentiful storage in its wall and floor mounted units and preparation space with its kitchen island and seamless Silestone countertops. Top quality appliances include a Neff induction hob, oven and combination oven with warming drawer, two integrated dishwashers, and Fischer and Paykel fridge freezer. There is ample space for the configuration of dining furniture. Alternatively, there is a secondary reception, open to the dining kitchen, that can be utilised as a separate dining area. This space benefits from direct access to the private rear garden, offering the opportunity for al fresco dining.

Utility Room: A useful utility room housing the controls for the property’s CCTV. The utility room affords top quality appliances such as two Miele washers and two dyers, as well as a Siemens dishwasher.

Wine Room: The property benefits from a spectacular temperature-controlled wine room with fitted wine bottle storage, ideal for entertaining.

WC: Situated off the dining kitchen, there is a WC with wash hand basin.

External Space

The property is well served by an abundance of private outdoor space with a private front and rear garden. This south facing front garden affords a lawn area and private driveway with bike shed, off-road parking for multiple vehicles, and an electric car charging point. The driveway is accessible by secure phone entry system and is edged with leafy shrubbery. There is a fantastic private landscaped rear garden with a sizeable greenhouse, patio and lawn, with spectacular views north over the Firth of Forth. The rear garden is edged with leafy shrubbery and floral border and can be directly accessed from the lower ground living area, offering the opportunity for al fresco dining.

There is a private park immediately across the road which is a wonderful enclosed area of greenspace ideal for young children and ballgames. The park is owned by the houses that face onto the park at Park Road and Laverock Bank Terrace.

General Remarks & Information:

Fixtures and Fittings:

In all 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: G

EPC Rating: D

Postcode

EH6 4LD

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, 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 April 2023 - First Issue.