Summary of Accommodation:

Ground Floor

Entrance Hall, Cloakroom/Under-Stair Storage, Principal Bedroom with En Suite and Access to Private Rear Garden, Access to Private Garage

First Floor

Sitting Room, Dining Kitchen with Direct Access to Private Rear Garden, WC

Second Floor

Double Bedroom Two with En Suite, Family Bathroom, Double Bedroom Three, Home Office/ Bedroom Four

Outdoor Space

Private Garage, Private and Landscaped Rear Garden

SITUATION:

Ardmillan Mews is situated in Ardmillan, just south of the cosmopolitan Haymarket and the West End with its eclectic boutiques, bars and artisan cafes and is within easy walking distance of the City Centre’s main business, shopping and financial districts. The property is ideally located to take advantage of Edinburgh’s historical attractions, world renowned International Film and Fringe Festivals and Hogmanay celebrations.

The property is within minutes of the new £350m Haymarket development site, which will accommodate offices, retail space, bars, cafes and restaurants, the first phase of which is due to open shortly and is described as a ‘new attractive quarter for the city’.

There are a number of recreational facilities and green open spaces close by including Dalry Swim Centre, the Edinburgh Sports Club, Dean Tennis Club and the Water of Leith Walkway. Fountain Park entertainment centre, which boasts a bowling alley, restaurant, Nuffield Health gym and multi-screen cinema is a short walk away whilst the Edinburgh’s Kings, Lyceum and Traverse theatres; Usher Hall; Murrayfield Stadium; National Art Galleries, Museums and historical attractions are also within easy reach.

The area is well served by a Co-op on Dalry Road, Tesco supermarket at Haymarket, Sainsbury’s Local and numerous independent shops in the West End and the weekly Edinburgh Farmers’ market which takes place on Castle Terrace. Caledonian Crescent boasts easy access to the city’s bus and tram networks, Haymarket station, the City Bypass, Edinburgh International Airport and Scotland’s Motorway Network (M8, M9, M90 and Queensferry Crossing).

The property lies in the catchment area for Dalry Primary School and Tynecastle High School with private schooling options including George Watsons’s College, a ten-minute walk away, George Heriot’s School, a short bus ride away, Erskine Stewart’s Melville College (ESMS) and St George’s School in close proximity.

DESCRIPTION:

Ground Floor

Entrance Hall: The front door opens to a welcoming entrance hall leading to the ground floor accommodation. 

Principal Bedroom: There is a generously sized principal bedroom, offering spacious accommodation with a built in three doored wardrobe with bifolding doors and three piece en suite, comprising a walk-in shower, wash hand basin and WC with wall mounted storage, heated towel rail and frosted window. An additional luxury of the main bedroom is its natural light due to the glass double doors affording direct access to the rear patio garden with leafy green shrubbery.

First Floor

The first-floor level is accessed via stair with wooden balustrade and hosts the family living/entertaining space.

Sitting Room: The property benefits from a fabulous east facing family sitting room, affording plentiful space for furniture with two Juliet balconies and is naturally lit via its floor to ceiling windows.

Dining Kitchen: Situated across the hall from the family sitting room is the heart of the home. The dining kitchen offer ample storage and plentiful preparation space in its wall and floor mounted storage units, fitted shelving, and seamless countertop. Finished to an exceptionally high standard, the kitchen features top quality appliances including Siemens four ring gas cooker, extractor, oven and microwave, integrated fridge freezer, integrated dishwasher and CDA washer/dryer. With a charming Juliet balcony, the dining area affords immediate access to the private rear garden, offering the opportunity for al fresco dining.

WC: There is a WC situated on the first floor with wash hand basin, heated towel rail and utility cupboard.

Second Floor

The second-floor level is accessed via stair with wooden balustrade and is naturally lit through the property’s skylight. There are two storage cupboards located on the second floor with fitted shelving.

Double Bedroom Two: There is a second generously sized double bedroom offering ample storage in its four doored built in wardrobe with bifolding doors. The second double bedroom additionally offers an elegantly tiled three piece en suite comprising walk in rainfall shower, wash hand basin with wall mounted storage unit and WC with heated towel rail.

Family Bathroom: The tastefully designed main bathroom comprises a rainfall shower over bathtub, wash hand basin and WC with heated towel rail.

Double Bedroom Three: The third double bedroom offers spacious living and a three doored built in wardrobe with bifolding doors.

Home Office/Bedroom Four: The property offers a home office with ample space for a desk, making this room the ideal home working space. Alternatively, this room can be utilised as a fourth bedroom.

Outdoor Space

Private Garage: The property benefits from ample storage, not only in its built-in storage but its private garage, located on the ground floor of the property with a separate internal entrance off the entrance hall featuring an up and over door and affords parking for one vehicle.

Private Rear Garden: To the rear of the property is the west facing private landscaped garden with leafy green shrubbery and recently laid ceramic patio tiles. The rear garden has immediate access to the dining kitchen offering the opportunity for al fresco dining. Additionally, the lower level of the patio garden is situated directly outside the principal bedroom, making it the ideal spot for a morning coffee.

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.

Services:

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

Outgoings

Council Tax Band: G

EPC Rating: C

Postcode

EH11 2FB

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 March 2023 - First Issue.