SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Hall, Double Bedroom with En-Suite Shower Room, WC Room

Upper Ground Floor

Kitchen-Dining-Living Room & Access to Enclosed Sun Terrace/Garden & Exterior Steps to Garage, Utility Room

First Floor

Formal Sitting Room, Two Further Double Bedrooms with Built-In Wardrobes, Family Bathroom with Bath, Shower, Basin & WC, Linen Cupboard

Mezzanine Level

Home Office

Second Floor

Principal Bedroom, Built-in Wardrobes & En-Suite Bathroom with Shower, Bath, Double Basin & WC, Sunroom/Home Office & Access to Wraparound Sun Terrace

Lower Ground Floor

Games Room with Bar Counter, Deep Storage Cupboard, Access to Integrated Double Garage with Automated Door & Large Open-Sided Storage Space

SITUATION:

Brighouse Park Cross is situated in Cramond, a tranquil and highly desirable affluent residential area lying less than four miles to the west of Edinburgh’s city centre.

The picturesque historic village of Cramond, a designated conservation area, lies on the south shore of the Firth of Forth and is home to a Boat Club, café, waterfront promenade and an historic church that has a lovely playground in its walled gardens.

There is a good range of local amenities on Whitehouse Road including a post office, Scotmid Co-Op, café, chemist and bank whilst there is a Tesco supermarket at Davidson’s Mains, both within easy distance. Slightly further afield, there is a Marks & Spencer at The Gyle Shopping Centre and a Sainsburys at Craigleith Retail Park.

There are a variety of leisure facilities within easy reach including Barnton Park Lawn Tennis Club, The Bruntsfield Links and Royal Burgess golf courses and a David Lloyd Fitness Centre in Corstorphine.

In terms of recreational activities, there are some lovely walks to be enjoyed along the River Almond and at nearby Lauriston Castle. There are also walking and cycling trails through the Dalmeny Estate to South Queensferry whilst the Cammo Estate Nature Park offers extensive parkland to explore.

The area is popular with families and there are several highly regarded schools in close proximity. It falls into the catchment area of Cramond Primary School and the Royal High School; with private schooling options including nearby Cargilfield Prep School whilst Erskine Stewart’s Melville Schools (ESMS), Fettes College and St George’s School for Girls are all within easy reach.

There are excellent bus and road links into the city centre as well as an extensive cycle path network. The property is situated within easy reach of Edinburgh International Airport, the City ByPass that links into the Central Scotland motorway network as well the Queensferry Crossing that crosses the Firth of Forth to Fife and beyond.

ACCOMMODATION:

12 Brighouse Park Cross is a stunning contemporary, four/five-bedroom townhouse that is one of AMA Homes’ Caer Amon Crescent House Type A residences. With its striking pitched slate roof, the white-washed property is beautifully appointed and finished to an exceptional standard with high quality fixtures and fittings. It is decorated in a soothing neutral colour palette with immaculately presented carpets, oak wood carpentry and benefits from additional windows compared to the neighbouring properties due to its end of terrace position.

The spacious accommodation is as follows:

Ground Floor:

▪      Entrance Hall: A stone pathway leads up through the well-maintained private front garden to the attractive oak wood front door of the property. An enclosed entrance vestibule opens into the hall which accesses both an en-suite double bedroom and a separate WC room.

▪      Bedroom Four: This good-sized double bedroom features a built-in wardrobe, an en-suite shower room and a lovely leafy aspect overlooking the peaceful front garden.

Upper Ground Floor:

▪      Kitchen-Dining-Living Room: The stunning open plan kitchen-dining-living space is the perfect room for modern family living and entertaining. Designed by Leicht Kuchen and fitted by Kitchen International, the contemporary kitchen features an island with a black granite worktop that incorporates a sink with a separate waste disposal unit, dish washer and base storage units. It also has a breakfast bar counter that can accommodate several people. The well-equipped kitchen features a bespoke wall of storage units featuring an integrated Siemens fridge-freezer, oven and microwave. Behind the island is a counter with base storage units, a five-ring gas hob and extractor fan and plenty of preparation space. Boasting a wall of floor-to-ceiling windows and ceramic-tiled floor, the light-filled room features an extensive dining and seating area and sliding doors that open out into the wall-enclosed garden.

▪      Garden: The south-facing garden features both a timber-decked and a stone sun terrace, a small lawn and floral border. External stone steps lead down to the integrated double garage.

▪      Utility Room: A large utility room houses the washing machine, dryer, an integrated sink unit, mounted storage units and clothes hanging rail.

First Floor:

▪      The majestic double height formal drawing room features a wall- mounted gas flame-effect fire and a panoramic corner window overlooking the landscaped front of the property to the Firth of Forth beyond. This well-presented room is currently home to a large piano and an elegant seating area.

▪      Bedrooms Two & Three: There are two further generously sized double bedrooms on this floor both benefitting from plenty of natural light and built-in oak-fronted wardrobes

▪      Family Bathroom: Large modern bathroom with tiled floor, shower cubicle, heated towel rail, basin & WC

▪      Linen/Laundry Cupboard

Mezzanine Floor:

▪      Off the half landing, there is a home office with a window on one side and semi open on the other with views looking down over the drawing room

Second Floor:

▪     Principal Bedroom: The well-presented double room offers wonderful views from a dual-aspect corner window across the rooftops to the Firth of Forth in the distance. The generous-sized room benefits from two sets of built-in oak-fronted wardrobes and a large en-suite modern bathroom with tiled floor, double basin, shower, bath, heated towel rail & WC.

▪     Sun Room: This wonderful sun room overlooks the rear of the property and has sliding doors that open on to a wrap-around south-facing timber deck that offers unobstructed leafy views across to the Dalmeny and Cammo estates. This versatile half-glazed room could also be utilised as an additional bedroom, home office or TV/snug room. 

Lower Ground Floor:

▪     Games Room: The current owners extended the property adding stairs down from the entrance hall to the lower ground floor. They created a large games room as well as a deep storage cupboard. The games room currently houses a pool table, a spacious seating area as well as an integrated bar counter unit with a sink. This room would also work perfectly as a children’s playroom.

▪     Garage: Spanning the breadth of the house, the garage is accessed both from the games room as well as from the kitchen level via outdoor steps. The garage has a remote-controlled automated door and has ample room for two cars. There is also a large open-fronted storage area at the rear of the garage. 

Services:

▪     The modern townhouse benefits from Thermostat-controlled underfloor heating, LED lighting, gas central heating, CAT5 cabling and integrated wiring for motorised blinds and sound system.

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:

EH4 6GZ

Outgoings:

Council Tax Band Category: H

EPC: C

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 July 2021 – First Issue