Summary of Accommodation:

Ground Floor

Entrance Vestibule & Hallway, Sitting Room, Dining Room, Dining Kitchen, Butler’s Pantry, Home Office/Bedroom, Shower Room

First Floor

Drawing Room, Principal Bedroom, Two Double Bedrooms, Bathroom

Outdoor Space

Well-Maintained, South Facing Front Garden with Leafy Shrubbery and Plethora of Mature Trees and Flowers

Private Landscaped Rear Garden with Patio and Lawn Edged with Leafy Shrubbery and Floral Border

Double Garage with Electric Up & Over Door/ Workshop Space

SITUATION:

Craigleith is situated between Comely Bank and Blackhall, in 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 a short walk from cosmopolitan Stockbridge, which is renowned for its village atmosphere, weekly farmers’ market, independent shops, artisan cafés, restaurants and bars.

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

There are a number of recreational facilities close by including Inverleith Park, Westwoods Gym, the Raeburn Place stadium, the Edinburgh Sports Club, Dean Tennis Club and the Water of Leith walkway and cycle paths.

There are excellent schools on the property’s doorstep, falling into the catchment for Flora Stevenson Primary School and Broughton High School, with private schooling options including Fettes College, St George’s School for Girls and Erskine Stewarts Melville Schools (ESMS).

The area is well served by a large Waitrose as well as the Craigleith Retail Park which offers Sainsburys and Marks and 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:

Ground Floor

Set back from the road, the property is approached through its private front garden, offering a plethora of leafy shrubbery, mature greenery, trees, and flowers.

Entrance Vestibule & Hallway: The front door opens to a welcoming entrance vestibule, with well-maintained Victorian tiled floor. There is a spacious entrance hallway boasting original period features in its ornate cornicework.  

Sitting Room: Facing the rear garden the sitting room features a gas fire with slate hearth and steel surround. This lovely room offers direct access to the private rear garden through its charming French doors.

Dining Room: The property benefits from a spectacular dining room, bathed in natural light through its magnificent bay window and south facing position. This impressive reception boasts a wealth of period features in its bay window, intricate cornicework and rose circle. With integrated book shelving and a gas fire with ceramic hearth, this room offers the perfect entertaining space.

Dining Kitchen: A spacious and contemporary dining kitchen offering plentiful storage in its wall and floor mounted units and preparation space on its seamless countertops. Appliances include a Neff four ring gas cooker, extractor and double oven.

Butler’s Pantry: An ideal pantry with further wall and floor mounted storage units, sink and ample space for white goods. The pantry also offers direct access to the patio area of the rear garden, offering the opportunity for al fresco dining.

Home Office/Bedroom: An ideal home working space with integrated storage cupboard, ample space for desk, ornate cornicing and is flooded in natural light due to its south facing position. This useful room can also be utilised as a bedroom.

Shower Room: There is a three-piece shower room comprising a walk-in shower, wash hand basin and WC with frosted window.

First Floor:

The first floor is accessed via stair with cast iron balustrade and wooden handle, offering plentiful natural light through its impressive stained-glass window.

Drawing Room: The piece de resistance is the property’s first floor drawing room boasting an abundance of period features in its ornate cornicing, plaster frieze, rose circle and magnificent south facing bay window, flooding the room with light. With panoramic views of the city to Edinburgh Castle and original wooden flooring, an additional luxury is its gas fire with ceramic hearth and marble surround.

Principal Bedroom: Generously sized principal bedroom with an integrated storage cupboard, ornate cornicing and south facing aspect.

Two Double Bedrooms: There are two further double bedrooms featuring original wooden flooring, a charming window seat with window seat storage and ample space for furniture.

Bathroom: An elegantly tiled bathroom with sizeable bathtub, wash hand basin and WC, offering natural light through its skylight. 

Outdoor Space

The property boasts an abundance of private outdoor space offering a front and rear garden. The south facing front garden comprises leafy shrubbery, mature trees and flowers with patio area for outdoor seating. The property further benefits from a private landscaped rear garden with patio and lawn, edged with leafy shrubbery and floral border, allowing the opportunity for al fresco dining and the perfect entertaining space. Accessible through the rear garden and private road behind the property, is the double garage with electric up and over door offering parking for up to two vehicles. The lower level of the detached garage offers plentiful external storage in its store room. 

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: TBC

Postcode

EH4 2EH

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 April 2023 - First Issue.