Summary of Accommodation:

Ground Floor

Entrance Vestibule & Hall, Sitting Room, Dining Kitchen, WC/Laundry.

First Floor

Drawing Room/Principal Bedroom, Double Bedroom Two, Bedroom Three/Dressing Room, Bathroom, Airing Cupboard, Additional Cupboard with Roof Access.

Lower Ground Floor

Sitting Room/Double Bedroom, Double Bedroom, Kitchen, Bathroom, Under-Stair Storage & Wine Cellar.

Outdoor Space

Front Garden Largely Laid to Lawn with Log Store & Secure Bike Store

Enclosed & Landscaped Rear Garden with Integrated Plunge Pool, Outdoor Fridge & Access to Private Lane with Off-Road Parking and 7.2 kw EV Charging Point

Large Outbuilding & Boiler Store, Additional Log Store.

SITUATION:

Comely Bank is a much sought after and highly respected residential area which is within easy walking distance of Edinburgh City Centre’s main business, shopping and financial districts and is situated on the edge of cosmopolitan Stockbridge, which is renowned for its village atmosphere, farmers’ and street food markets, independent shops, artisan cafés, restaurants, bars and the open green space that is Inverleith Park.

The property is ideally positioned to take advantage of Edinburgh’s numerous art galleries, museums, cinemas and restaurants, being a mere ten-minute walk into the city centre and all the cultural attractions on offer there.

There are a number of recreational facilities close by including Drumsheugh Swimming Baths, the Edinburgh Sports Club and Dean Tennis Club and the Water of Leith walkway.

There is excellent state school provision in the area with private options including Fettes College, St George’s School for Girls, ESMC and The Edinburgh Academy.

The area is well served by a large Waitrose as well as the Craigleith Retail Park which offers Sainsbury's and Marks & Spencer, amongst other popular shops.

There is ample zoned parking as well as excellent proximity to the city’s efficient bus network and convenient access to the City Bypass, Scotland’s motorway network and Edinburgh International Airport.

DESCRIPTION:

The beautiful family home is accessed from the street via wrought iron gate through a well-maintained front garden. The spacious accommodation comprises as follows:

Ground Floor

Entrance Vestibule & Hall: A traditional timber door opens to a welcoming entrance vestibule, with elegant flagstone flooring, retaining the integrity of the Georgian façade. Through a partially glazed door, the vestibule effortlessly flows to a spacious hallway leading to the accommodation.

Sitting Room: Magnificent bow ended sitting room benefitting from a traditional marble fireplace housing the log burner and slimline double-glazed sash and case astragal windows. Through a traditional curved door, there is an integrated shelved bar, perfect for entertaining.

Dining Kitchen: Fully-equipped, bespoke dining kitchen with elegant Herringbone solid oak flooring, under floor heating throughout and built in banquette seating. The kitchen offers plentiful storage in its wall and base mounted units, and preparation space on its seamless granite worktops. Top quality Fischer and Paykel integrated appliances include an induction hob, oven and combination steam oven, double fridge, deep freezer, and two dishwasher drawers. The kitchen offers direct access to the rear landscaped garden, offering al fresco dining and endless entertainment opportunities.

WC: Ground floor Villeroy and Boch WC with wash hand basin, heated towel rail and brushed chrome fixtures. There is a useful utility cupboard with ample space for stacked washing and drying machines.

First Floor

The first-floor level is accessed via traditional stone steps with cast iron and timber balustrade. The stair is flooded in natural light through its cupola which has been fully refurbished, lined with lead and benefitting from remote controlled LED lighting.

Drawing Room/Principal Bedroom: Magnificent south facing first floor drawing room, bathed in light through its triple sash and case astragal windows. The drawing room features ornate cornicework and a marble fireplace housing the log burner. This fabulous reception can also be utilised as a principal bedroom. 

Double Bedroom Two: Similarly spacious second double bedroom offering idyllic views to the rear garden through its slimline double-glazed sash and case window, further benefitting from access to the large, floored attic.

Bedroom Three/Dressing Room: Third bedroom, utilised by the present owner as a dressing room.

Bathroom: Villeroy and Boch bathroom suite comprising a rolltop bathtub, walk in shower, wash hand basin and WC. Additional benefits include a dual fuel heated towel rail, underfloor heating and ambient mood lighting.

Airing Cupboard: Shelved airing cupboard with lockable shot gun cabinet.

Storage Cupboard: Deep storage cupboard with drawers, there is also a ladder with roof access hatch.

Lower Ground Floor

The lower ground floor is accessed via stair and can be closed off to the house, creating an independent lower ground apartment.

Sitting Room/Double Bedroom: Bright and airy sitting room/double bedroom benefitting from a built-in corner sofa and dimmer spotlights.

Double Bedroom: Spacious double bedroom affording idyllic views to the rear, integrated bedside lighting and a walk-in wardrobe with fitted shelving/hanging rail.

Kitchen: Cleverly designed kitchen with wall and base mounted units. Top quality integrated appliances include a Bosch induction hob, washing machine, slimline dishwasher and wine fridge, Miele oven, combination oven and fridge freezer.

Bathroom: Stylish bathroom suite comprising a shower over the bath, wash hand basin and WC with dual fuel heated towel rail.

Outdoor Space

Externally, the property benefits from a front and rear garden. The south front garden is largely laid to lawn with log store, secure bicycle store and outdoor lighting on an astronomical timer. To the rear, a landscaped terraced garden with outdoor barbeque/dining area, plunge pool, outdoor fridge and sink. The rear garden walls have been meticulously reappointed in traditional lime mortar with outdoor lighting. There is a large outbuilding housing the high flow Bosch combination boiler. The rear garden offers direct access to the private lane where there is a parking space available with 7.2 kw EV charging point.

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. Fixtures and fittings are subject to separate negotiation.

Services:

Gas heating, mains water, electricity, fibre to the property broadband, telephone (subject to telephone providers’ regulations).

Outgoings

Council Tax Band: G

EPC Rating: C

Postcode

EH4 1AN

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 June 2023 - First Issue.