SUMMARY OF ACCOMMODATION

3011 SQ FT / 279 SQ M

Ground Floor

Entrance Vestibule, Hall, Living Room, Dining Room with door access to side passageway, Dining-Kitchen, Utility Room, Bathroom/WC, Home Office,

Gas Central Heating, Double Glazing Throughout

First Floor

Principal Bedroom/Sitting Room 2, Shower Room, Three Further Double Bedrooms, Bathroom, WC, Laundry-Boiler Room, Landing, Hatch Access to Floored Attic Storage

Lower Garden Level Floor

 Versatile Garden Annexe with Kitchenette & En-suite Shower Room, Under Floor Heating & Door Access to Rear Garden, Additional Back Door

Outside Space

Enclosed Front Garden with Private Gated Drive & Automated Double Garage with Rear Door Entry to Kitchen, Passageway on Side of House, Large Rear Garden Predominantly Laid to Lawn with Sun Terrace & Paved BBQ Area, Sizeable Vegetable Patch, Storeroom

Unrestricted Parking Available on Rankin Road 

DESCRIPTION:

Ground Floor:

• Entrance Hall: The front door of the house opens into an entrance vestibule with an inner door leading into the hallway that accesses the ground floor accommodation and the staircase to the lower and upper floors.

• Living Room: Enjoying front garden views from the south-facing bay window, this good-sized living room features a stone fireplace and oak wood floorboards which run throughout the house. Double glass doors open directly from the sitting room to the adjacent dining room providing a free-flowing entertaining space.

• Dining Room. Flooded with natural light from architect-designed windows, the dining room enjoys wonderful views across the city to Salisbury Crags. There is plenty of room for a large dining table and chairs. In addition, there is a side door that leads directly out to the passageway that connects to both the front and rear garden.

• Dining-Kitchen: The fitted kitchen offers several integrated appliances including an electric oven, electric grill, four-burner gas hob with separate fish grill and double sink. The kitchen has plenty of base and upper storage cupboards and worktop preparation space. Benefitting from lovely open views across the garden towards Arthur’s Seat, the kitchen offers an additional dining or seating area.

• Utility Room: Well-equipped utility room with double sink, plenty of storage solutions and space for a washing machine and tumble dryer. There is a clothes drying pulley.

• Home Office/Study: Positioned at the front of the house, this flexible use room is currently used as a home office and enjoys views across the front garden.

• Bathroom: Tiled bathroom comprising bathtub with shower over, pedestal wash basin and WC. There is access to understair storage cupboard.

First Floor:

• Sitting Room 2: This wonderful bright and airy second reception room spans the length of the house and provides room for a large seating arrangement. There are windows at either end of the room with those at the rear offering panoramic views of Salisbury Crags and Arthur’s Seat. The versatile room could, alternatively, be used as the principal bedroom, guest suite or a children’s playroom.

• Shower Room: Tiled bathroom comprising a shower cubicle, pedestal wash basin and WC.

• Bedroom 2 (currently used as Principal Bedroom): The double bed in this bright and airy room is ideally positioned to maximise the stunning views of Edinburgh Castle. The dual aspect bedroom also has views across the front of the property and has a built-in open-fronted wardrobe.

• Bedrooms 3 & 4: Two good sized double bedrooms with one overlooking the front of the house and the other offering more stunning views of Salisbury Crags and Arthur’s Seat.

• Family Bathroom: Tiled bathroom has a bathtub, integrated wash basin unit with cupboard below, and further built-in cupboards.

• WC Room

• Airing Cupboard

Lower Garden Level Floor:

• Garden Annexe/Guest Accommodation/Work Studio/Home Office: Housed in the modern extension at the rear of the property, this wonderful 42-square metre room benefits from plenty of natural light through a wall of windows as well as enjoying all year-round warmth from the underfloor heating. This versatile room offers endless possibilities in terms of usage. It has, most recently, been used for short-term rental accommodation and features a double bed, a seating arrangement and small dining table. There is a kitchenette discreetly hidden in a bespoke cupboard that incorporates a sink, two-burner electric hob and has room for a small fridge. In addition, there is an en-suite tiled shower room that features a bespoke Italian pocket glass sliding door, walk-in shower, integrated wash basin unit and WC.

Outdoor Space:

• Externally, the enclosed front garden is set behind a cast-iron decorative gate and railing. There is a private drive which leads to an integrated double garage which has rear door access to the kitchen. There is a passageway to the side of the house that leads to the rear garden. The rear garden is one of the largest in the neighbourhood and is predominantly laid to lawn and edged with floral planting. It features several areas for al fresco dining and there is an extensive vegetable patch at the bottom of the garden.

SITUATION:

Blackford is a hugely popular and friendly residential area which is situated just over two miles from the city centre.  The area is well served by a wide range of local amenities with a variety of independent shops and cafes, a large Sainsbury’s supermarket at the nearby Cameron Toll Shopping Centre and further brand-name shops, with the Straiton Retail Park just a short drive away.

The property lies within easy range of the city’s historic Old Town, with its many famous cultural and entertainment attractions. Furthermore, the area offers plenty of leisure and recreational activities with Craigmillar Park Golf Course on the doorstep and the Royal Commonwealth Pool & Leisure Club and Waverley Lawn Tennis, Squash & Sports Club nearby.

There are many leafy parks and walking trails within close proximity including those within the Blackford Hill Nature Reserve, The Hermitage of Braid Nature Reserve and Holyrood Park. In addition, there are hiking and cycling trails in the Pentland Hills Regional Park, just a short drive away.

The property lies within the catchment area for the well-regarded Sciennes Primary School and James Gillespie’s High School with several private schooling options including St Margaret’s Nursery School, George Heriot’s School, George Watson’s College and Merchiston College within easy reach. It is also situated within walking distance to University of Edinburgh’s King’s Buildings whilst The Edinburgh Royal Infirmary and the city’s BioTech Quarter can be easily reached by bus or car.

Blackford is well served by excellent public transport links with bus routes that run into the city centre and across town. It is well placed for the City Bypass allowing easy access to Edinburgh International Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 and A68 to East Lothian & The Borders respectively.

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 and curtains in the property are included.

Services:

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

Outgoings

Council Tax Band: G

EPC Rating: D

Postcode

EH9 3AW

Tenure

Freehold

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.

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. 

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 misstatement 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 uses electronic verification, if this is not possible original documents are acceptable.

Particulars prepared March 2023 – First Issue