Summary of Accommodation:

Ground Floor Level

Entrance Hall, Sitting Room, Dining Kitchen, Kitchen Utility, WC

First Floor Level

Principal Bedroom, Two Further Double Bedrooms, Family Bathroom, Hall Storage Cupboard

Outdoor Space

Private Front Garden and Landscaped Rear Garden with Patio and Lawn

On Street Parking

SITUATION:

Balgreen is a popular residential area lying just a few miles to the west of Edinburgh’s city centre. The area has a strong sense of community and is well served by a range of excellent amenities nearby including Sainsbury’s, Marks & Spencer, Waitrose and Tesco superstores with independent shops within a short walk at Roseburn. A variety of recreational facilities can be found nearby including Murrayfield Golf Club and Murrayfield Lawn Tennis Club with the location of the property making it the perfect base for entertaining before and after rugby matches. Edinburgh’s Modern Art Galleries are a short walk away and there is easy access onto the city’s extensive cycle network at Ravelston Dykes. Roseburn Park is nearby and the green spaces of the Water of Leith and Corstorphine Hill are easily accessible. 

The location affords superb access to Edinburgh’s bus and tram networks; Edinburgh International Airport; Queensferry Crossing; the City Bypass and central Scotland’s motorway network.

The area, popular with families largely due to its selection of well-regarded schools, falls into the catchment area for nearby Balgreen Primary and Tynecastle High School. Private schooling is also within easy reach at St. George’s School for Girls, Erskine Stewart’s Melville Schools, Fettes College and The Edinburgh Academy.

DESCRIPTION:

Ground Floor Level

The property is entered through its private front patio garden with sizeable garden shed offering external storage.

Entrance Hall: The front door opens to a welcoming entrance vestibule and hallway giving access to the ground floor accommodation. There is a cloakroom with fitted shelving and an under-stair storage cupboard.

Sitting Room: The property benefits from a commodious and contemporary family sitting room whilst retaining charming Victorian features such as original cornicing, a beautiful rose circle and magnificent bay window. This lovely room offers spacious accommodation benefitting from a fabulous log burner with slate hearth and wooden surround, integrated book shelving and stylish plantation shutters.

Dining Kitchen: The property affords a well-equipped dining kitchen offering plentiful preparation space with a kitchen island, wall and floor mounted storage units and fitted shelving. Additionally, the dining kitchen benefits from an integrated storage cupboard affording ample storage. Top quality Rangemaster appliances include five ring gas cooker, oven and extractor. The kitchen further features a traditional Belfast sink and tiled splashback. There are bi-folding doors that open to the private rear garden offering the opportunity for al fresco dining and the perfect entertainment space.

Kitchen Utility: There is a fabulous kitchen utility with a sink, traditional pulley dryer and ample space for a washing and drying machine. The kitchen utility affords immediate access to the rear garden.

WC: Located past the kitchen utility, there is a WC with wash hand basin.

First Floor Level

The first-floor level is accessed by stair with wooden balustrade and is naturally lit by a skylight.

Principal Bedroom: The property benefits from a beautiful principal bedroom with elegant wood panelling, original cornicing, and traditional bay window. Offering spacious accommodation, this beautiful principal bedroom affords ample storage with built in wardrobes.

Two Double Bedrooms: There are two further well-proportioned double bedrooms offering ample space for furniture.

Family Bathroom: The family bathroom comprises a four-piece suite with deep bathtub, walk in shower, wash hand basin with storage unit and WC. Additionally, the bathroom features a heated towel rail and elegant tiling.

Hall Storage Cupboard: Located off the first-floor landing, there is a hall storage cupboard with fitted shelving. 

Outdoor Space

The property benefits from private gardens both at the front and to the rear. The front garden comprises a patio garden with sizable garden shed and space for seating. The property boasts a large private garden to the rear.

Beautifully landscaped, the rear garden offers a patio and lawn area with floral boarder and garden shed. The rear garden offers wonderful entertainment opportunities with direct access to the dining kitchen. There is unrestricted on street parking.

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: D

Tenure: Freehold

Postcode

EH12 5UA

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.

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.