Summary of Accommodation:

First Floor Level

Shared Door and Communal Stairway, Entrance Hall, Open Plan Sitting Room/Dining Kitchen, Principal Bedroom Area with Wet Room En Suite, Bedroom Two, Family Bathroom

Outdoor Space

Shared Communal Gardens, Resident Permit Parking

SITUATION:

Orwell Place is situated in cosmopolitan Dalry, just minutes from the West End’s eclectic boutiques, bars and artisan cafes and within easy walking distance of the City Centre’s main business, shopping and financial districts. The property is enviably positioned to take advantage of Edinburgh’s historical attractions, world renowned International, Film and Fringe Festivals and Hogmanay celebrations.

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, restaurants, Nuffield Health gym and multi-screen cinema is a short walk away whilst the Edinburgh King’s, Lyceum and Traverse theatres; Usher Hall; Murrayfield Stadium; Natural Art Galleries, Museums and historical attractions are also within easy reach.

The area is well served by a Co-op on Dalry Road, Lidl supermarket, Tesco supermarket at Haymarket, Sainsbury’s Local, Locavore (Organic Supermarket) 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, City Bypass, Edinburgh \international Airport and Scotland’s Motorway Network (M8, M9, M90 and Queensferry Crossing).

The property lies within the catchment area for Dalry Primary School and Tynecastle High School with private schooling options including The Edinburgh Academy, Fettes College, St George’s School and Erskine Stewarts Melville Schools (ESMS) in close proximity.

DESCRIPTION:

Set back from the road, the property is entered through a shared door and communal stairway with secure phone entry system.

Entrance Hall: The front door opens to a spacious entrance hall, leading to the accommodation, with a charming feature-stained glass window and part exposed stonework wall.

Open Plan Living Area: The piece de resistance of the property is its open plan sitting room/dining kitchen, effortlessly melding a wealth of period features with modern fixtures and fittings. This versatile space features a magnificent Jacobean strapwork ceiling, displaying the arms of Charles II and the Late Queen Elizabeth II. The kitchen space offers plentiful storage in its wall and floor mounted storage units and ample preparation space with its seamless granite worktops and kitchen island. There is additional storage in the kitchen’s integrated larder cupboard with fitted shelving. Appliances include Stoves five ring gas cooker, extractor hood, electric oven, integrated dishwasher and one and a half sink.

Principal Bedroom Area: Tastefully designed, the principal bedroom area is situated at the end of the room, affording ample storage in its two integrated wardrobes with hanging rail. This main bedroom area is not short of preserved original features, displaying a decorative fireplace with stone hearth and surround. Situated off the principal bedroom area in the building’s turret, there is a wet room en suite comprising rainfall shower, wash hand basin and WC with heated towel rail, underfloor heating and frosted window. 

Bedroom Two: There is a generously sized bedroom offering ample storage in its integrated storage cupboard with fitted shelving, and integrated wardrobe with hanging rail.

Family Bathroom: The main bathroom comprises a shower over bathtub, wash hand basin and WC with heated towel rail. There is a utility cupboard situated in the bathroom which houses the boiler and features plumbing for a washing machine.

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: E

EPC Rating: B

Postcode

EH11 2AD

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.