Summary of Accommodation

Ground Floor

Entrance Vestibule, Entrance Hall, Sitting Room, Open Plan Dining-Kitchen-Living Room with Direct Access to Rear Garden, WC, Utility Room

First Floor

Principal Bedroom & En-suite Jack & Jill Bathroom, Bedroom Two & En-Suite Shower Room, Two Further Bedrooms, Landing Linen Cupboard, Roof Access to Attic Storage

Lower Ground Floor

Self-Contained Apartment with Bedroom 5, Sitting Room, Kitchen, WC, Shower/Utility Room, Storeroom, Back Door with Path Access to Front of House

Outside Space

Front Garden with Entrance Pathway, Stone Wall Enclosed Rear Garden with Sun Terrace, Floral Borders & Mature Trees, Garden Shed

Residents’ Parking Permit & Meter Parking Available

DESCRIPTION:

10 Blacket Place harmoniously combines the charm and grandeur of Georgian living with stylish contemporary interiors and modern fixtures and fittings. The versatile accommodation is as follows:

Ground Floor:

·      Entrance Hall: Entry to the house is through an elegant columned entrance porch to the Georgian main front door. The door opens into an impressive entrance vestibule that features many original period features including flagstones, a rose circle and decorative cornicing. There are bespoke fitted cloakroom cupboards along one wall. An inner door leads into the grand reception hall that accesses all the ground floor accommodation. A staircase from the hall leads down to the lower ground floor and up to the first floor whilst an overhead skylight allows natural light to flood in.

·      Sitting Room: With its elegant classical design, this wonderful high-ceilinged room is packed with period features including elaborate decorative cornicework, a coffered ceiling, a rose circle and original wood floorboards. Bathed in natural light from twin sash windows, there is an impressive original marble fireplace with white marble surround with attractive inset tiling that houses a Jotul log-burning stove. There is a walk-in deep shelved storage cupboard in one corner. This is an ideal entertaining room with lovely views across the front garden.

·      Dining-Kitchen-Living Room: Created out of two former rooms by the current owner, this spectacular open plan space works perfectly for modern family living and social entertaining. Award winning Baptie Design German fitted kitchen is super stylish as well as functional and features high specification integrated NEFF appliances including a full-length fridge, electric oven, combi oven/microwave, dish washer and a sink with a hot water tap. There is a bespoke island counter that incorporates a self venting Elica induction hob and has deep storage drawers below. There is plenty of preparation space on the Dekton countertops and ample storage in the base and upper cupboards and pull-out larder-style unit. There is a round dining table that sits in the heart of the light-filled room separating the kitchen and seating areas. The sitting area has a relaxed sociable vibe with newly laid herringbone flooring as well as original period features including ornate cornicework, a marble working fireplace and an Edinburgh Press. There are French doors the open to a cast iron bridge that leads across to the magnificent garden to the rear.

·      Hall WC: This newly created dark green panelled features an eye-catching Lusso stone ‘Panda’ wash basin, grey/black WC, underfloor heating and herringbone flooring.

·      Utility Room: This newly added room is home to several Siemens appliances including a washing machine, tumble dryer, full-height freezer and a sink. It is also where the boiler is located which has two separate HIVE systems for the main house and lower ground apartment.

First Floor:

·      The traditional stone staircase with cast iron decorative balustrade and mahogany handrail curves up to the first-floor landing that is laid with restored and restained wood floorboards. 

·      Principal Bedroom.  Bathed in natural light from the two floor-to-ceiling sash windows that offer a wonderful open outlook over the front garden, the stunning bedroom features an impressive working fireplace with white marble surround and tiled inset. The beautifully presented bedroom benefits from a newly created en-suite Jack & Jill marble-tiled bathroom that comprises a walk-in rain shower with a handheld shower appliance, a stand-alone modern bathtub, illuminated vanity mirror, wash hand basin unit with drawer storage below, underfloor heating and a WC. This bathroom is also accessed from the landing.

·      Bedroom 2: With lovely views across the rear garden, this generously sized bedroom is bright and airy has an original fireplace with wood surround and pink-patterned tiled inset and an Edinburgh Press. There is a new en-suite marble bathroom with a walk-in shower, wash basin, built-in storage cupboard, underfloor heating and WC.

·      Bedroom 3 & 4: Two further good-sized and light-filled double bedrooms with one overlooking the front garden and the other the rear. Both feature original fireplaces and the one to the rear has a shelved Edinburgh Press.

·      Landing Linen Cupboard

Lower Ground Floor:

·      Guest Suite/Bedroom 5: Reached either by a flight of stone stairs from the entrance hall or through a door at the rear of the property, this one-bedroom apartment provides plenty of options and could be used for guest accommodation or for rental purposes.

·      Sitting Room: Located off the main hallway which features an original servant’s bell system is the sitting room. The contemporary-styled room has a full-length sash window with views of terraced flower beds and a log-burning stove is positioned in the recess that once housed the original kitchen range.

·      Kitchen: Accessed from the sitting room is a well-equipped new kitchen with striking slate grey kitchen and off black splash back tiles. The modern fitted kitchen has an integrated washing machine, dish washer, electric oven, microwave, full-length fridge-freezer, induction hob, extractor fan and double sink that is positioned in front of the sash window.

·      Bedroom 5: Good sized double bedroom with an original fireplace with wood mantel and cast-iron inset.

·      Shower Room/Utilities: This large room has several functions and incorporates both a bathroom with a walk-in rain shower, with handheld shower appliance, wash basin, illuminated vanity mirror as well as a utility area.

·      WC Room

·      Under Stair Storage Cupboard

Outdoor Space:

·      Externally, the house is well set back from the peaceful road with a decorative wrought iron entrance gate and a stone pathway that leads to the front door. The front garden has a wonderful mature magnolia tree, a small lawn and some fragrant rose bushes. There is a side gate and pathway that leads to the rear of the house. 

·      Rear Garden: Accessed from the kitchen and the lower ground floor, this is a truly magnificent stone wall-enclosed garden that is predominately laid to lawn and edged with well-stocked mature trees, floral beds and leafy shrubbery. There are several places to relax and dine al fresco and there is electrical power sockets and a garden shed.

SITUATION: 

Blacket Place is situated in Newington, a highly sought-after residential neighbourhood that lies a mile south of the city centre. It is situated in the Blacket Conservation Area that was designed by leading architect James Gillespie Graham as an exclusive ‘gated’ community with a grand stone pillared entrance gate and gatekeepers’ lodges in the early 19th century. 

The locality is well served by amenities with a large Sainsbury’s in the nearby Cameron Toll Shopping Centre as well as a Sainsbury’s Local a short walk away on Clerk Street.

Newington offers a superb range of sport, leisure, and recreational activities. The Royal Commonwealth Pool & Leisure Club sits on the doorstep as does Prestonfield Golf Club and Priestfield Tennis Club.  The stunning Holyrood Park, a 640-acre Royal Park, crowned by the iconic Arthur’s Seat, is within walking distance as is The Meadows, a large expanse of green open space with a children’s adventure play park and community tennis courts.  In terms of arts and culture, the Festival Theatre and Queen’s Hall are within easy reach as are the National Museum of Scotland and Edinburgh Castle. 

The property lies within the catchment area for Preston Street Primary School and James Gillespie’s High School with several private schooling options nearby including George Heriot’s School and George Watson’s College. Blacket Place is also conveniently located for access to the Edinburgh University campuses and Edinburgh Royal Infirmary Hospital.

Newington is well served by excellent public transport links with bus routes that run both into the city centre as well as to Edinburgh Royal Infirmary in Little France. The City ByPass can be easily reached allowing quick access to Edinburgh International Airport and central Scotland’s motorway network (M8, M9, M90 and the Forth Road Bridge) as well as the A1 to East Lothian.

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 (BT), telephone (BT - subject to telephone providers’ regulations.)

Postcode: 

EH9 1RL

Outgoings:

Council Tax Band Category: H

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 September 2022 – First Issue.