Summary of Accommodation:

Ground Floor Level

Entrance Hall, Sitting Room, Formal Dining Room, Kitchen, Walk-In Pantry, Principal Bedroom, En-Suite Shower Room, Two Further Double Bedrooms, family bathroom

Upper Level

Upper Level with Fourth Double Bedroom/Home Office and Separate WC

Outdoor Space

Private Landscaped Garden with Leafy Shrubbery, Rose Garden and Border, Vegetable Patch, Greenhouse, Potting Shed

Private Off-Road Parking for one car and Garage with Electric Up and Over Door

SITUATION:

Kinnear Road is widely considered to be one of Edinburgh’s finest addresses and is situated in the leafy Inverleith Conservation Area just over a mile north of the city centre. The property sits with a south-facing aspect in the middle of a tranquil cul-de-sac within easy walking distance of all the local amenities in vibrant Stockbridge. 

The location is characterised by its proximity to many green spaces with the Royal Botanic Gardens Edinburgh, one of the world’s finest and largest botanical gardens, on the doorstep. Adjacent to the ‘Botanics’ is Inverleith Park, a wonderful 54-acre recreational park with a large expanse of grass parkland, tree-lined paths, a boating pond, children’s play park, public tennis courts, a bowling green and sports fields.

There are also plenty of leisure and recreational activities on offer in the locality including The Grange Cricket, Tennis and Squash Club, Westwoods Health Club, The Village Gym and the Victorian-built Glenogle Swimming Baths & Leisure Club.

The property is just a short walk away from Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. There are also several supermarkets - Morrisons and Waitrose – within walking distance and there is a M&S and Sainsbury’s at the Craigleith Retail Park, just a short drive away. 

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary School as well as Broughton High School. There are plenty of private schools available locally including Cargifield Prep School, Fettes College, The Edinburgh Academy, Erskine Stewart’s Melville Schools (ESMS) and St George’s School for Girls.

The property is situated just over a mile from the city’s main financial business and entertainment districts as well as the recently opened St James Quarter, an upmarket mix-used entertainment and shopping complex.  It lies within easy reach of Haymarket and Waverley stations and the excellent tram and bus links to Edinburgh International Airport.

DESCRIPTION:

Ground Level

The property is entered through private main door entrance to spacious entrance vestibule with secure alarm system.

Entrance Hall: The vestibule door opens to a grand, welcoming entrance hallway which gives access to the accommodation, boasting an abundance of period features in its high ceilings and ornate cornicework.

Sitting Room: The property benefits from a beautiful sitting room replete in period features and magnificent bay window with secondary glazing. Additionally, this wonderful room features a charming drinks cabinet and fireplace with ceramic hearth and wooden surround.

Dining Room: The naturally lit formal dining room affords ample space for dining furniture and affords the perfect entertaining space. 

Kitchen: Located next to the dining room is the kitchen offering plentiful storage in its wall and floor mounted storage units. Appliances include Bosch four ring electric cooker and oven, Miele dishwasher and washing machine.

Walk-In Pantry: The property benefits from a spacious walk-in pantry features a sink and offers further internal storage in its wall and floor mounted storage units.

Principal Bedroom: There is a generously sized, south facing principal bedroom boasting intricate cornicing. The main bedroom features an integrated wardrobe and three-piece Jack and Jill en suite comprising a walk in shower, wash hand basin and WC.

Two Further Double Bedrooms: There are two further generously sized bedrooms offering ample space for furniture. One of the bedrooms features an integrated wardrobe and both have wash-hand basins.

Bathroom: The ground level features an elegantly tiled three-piece suite comprising shower over bathtub, wash hand basin and WC with frosted window.

Upper Level

Accessed through the kitchen, there is an upper level to the property hosting a fourth double bedroom and WC. This is accessed via stair with wooden banister.

Double Bedroom Four: There is a fourth double bedroom with built in storage whilst offering ample space for furniture. This room is currently utilised as a home office.

WC: The upper level affords a separate WC with wash hand basin and frosted window.

Outdoor Space

The property is well served externally with private off-road parking and garage with electric up and over door providing plentiful external storage in its floor mounted storage. Additionally, the property features a well-maintained private front garden with leafy shrubbery and border, potting shed, greenhouse and vegetable patch.

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. Light fittings in entrance hallway and sitting room excluded from the sale.

Services:

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

Outgoings

Council Tax Band: G

EPC Rating: D

Postcode

EH3 5PE

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.