SUMMARY OF ACCOMMODATION:

First Floor: Entrance Reception Hall, Dining Room/Bedroom 3, Sitting Room, Kitchen-Breakfast Room, Principal Bedroom with En-suite Bathroom, Double Bedroom Two, Family Bathroom, Three Storage Cupboards.

Communal & Outdoor Space, Well-Maintained Communal Stairwell & Staircase, Membership Access to Private Queen Street Gardens, Permit Parking & Metered Parking on Heriot Row & Howe Street.

DESCRIPTION:

Entry to the property is via a flight of stone steps that lead up from the pavement on Howe Street to the traditional Georgian front door. The well-maintained shared stairwell accesses to the private front door of the first-floor property that has elaborate decorative fanlight above.

The front door opens into a bow-ended entrance reception hall with a richly decorative ceiling rose, two feature plasters arch recesses and two shelved Edinburgh Press cupboards. 

On the right of the front door, the high-ceilinged and spacious sitting room features a striking, red-striped wallpaper with base white-timber panelling and ceiling cornicing. There is an original fireplace with an attractive period mantel that is currently unused but has an electrical socket for the easy addition of an electric fire. The elegant room benefits from plenty of natural light due to its dual aspect corner position with two large sash and case windows offering a lovely open outlook across to Queen Street Gardens and another sash window overlooking cobbled Howe Street.

The formal drawing room is equally spacious and is currently home to a 10-seater dining table and chairs. With decorative cornicing and base white-timber panelling, this attractive room enjoys wonderful uninterrupted leafy views of Queen Street Gardens through two large sash windows.

To the left of the front door, an inner hallway with two attractive Georgian plasterwork arches leads to the rest of the accommodation.

Overlooking cobbled Howe Street to the front of the property, the generously sized principal bedroom features attractive decorative cornicework and has an en-suite all-tiled bathroom with an integrated sunken bath, shower cubicle, wash basin, heated towel rail and WC. There is a further good sized double bedroom with views across Howe Street from a large sash window. Opposite the bedroom is a bathroom comprising a bathtub with enclosed wood-panelled doors, a pedestal wash basin and WC.

Three stairs lead up from the hallway to an inner corridor and the well-equipped bright and spacious kitchen that is positioned to the rear of the building. There is a breakfast table that sits in front of the floor-to-ceiling sash window that frames the beautiful views of the surrounding Georgian architecture. The fitted kitchen includes an integrated dishwasher, electric oven, combi grill/oven, four-ring gas hob, extractor canopy, full length fridge/freezer, stainless steel double sink and plenty of base and mounted storage units. There is a deep utility storage cupboard at the entrance to the kitchen.

SITUATION:

At the junction of Heriot Row, one of the city’s finest streets, and Howe Street, a beautiful wide cobbled street that leads down to Stockbridge, the first-floor property boasts a prime, city central location situated within Edinburgh historic New Town that forms part of the UNESCO World Heritage Site.

The property lies within easy walking distance of the city’s main shopping thoroughfares, world-class cultural attractions and business district as well as the vibrant neighbourhood of Stockbridge with its village atmosphere, independent shops, cafés, restaurants and weekly market.

There are plenty of recreational and leisure facilities nearby including Bannatyne Health Club & Spa on Queen Street and the Kimpton Charlotte Square Hotel Health Club & Spa. Within walking distance are The Grange Club (tennis, hockey, squash & cricket) and Glenogle swimming pool.

In terms of green open spaces, the property sits opposite from the private Queen Street Gardens that residents are eligible to join for small annual membership free. Princes Street Gardens is just a stroll away whilst the Royal Botanic Gardens, Inverleith Park, home to community tennis courts and a children’s play park, and the Water of Leith Walkway are all within comfortable walking distance.

The area is well catered in terms of local amenities with a Sainsbury’s Local on Howe Street, a Waitrose in Comley Bank and a M&S and Sainsbury’s in Craigleith Retail Park, a short drive away.

The property lies within the catchment area for Stockbridge Primary School and Broughton High School with nearby private schooling options including The Edinburgh Academy, Fettes College, Erskine Stewart’s Melville Schools (ESMS) and St George’s School for Girls.

Permit and metered parking are available on Heriot Row and Howe Street. Waverley Station is within walking distance and there are regular bus and tram services from St Andrew’s Square to Edinburgh International Airport. The City Bypass, the Queensferry Crossing and Scotland’s motorway network area can all be easily accessed.

General Remarks:

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. This is acceptable either as original or certified documents.

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 central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)

Postcode:

EH3 6TE

Outgoings:

Council Tax Band Category: F

EPC:

D

Viewing:

By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

Misrepresentations:

1.       The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, 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 he has not entered into contract in reliance on the said statements, that he has satisfied himself 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 mis-statement 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 2022– First Issue.