SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Hallway, Sitting Room, Principal Bedroom, Bathroom, Dining-Kitchen, Two Hall Storage Cupboards

Gas Central Heating

Lower Ground Floor

Bedroom with En-Suite Bathroom

Garden Level

Back Door to Rear Garden, Third Bedroom-Home Office-Sitting Room with French Doors to a stone-flagged terrace & Rear Garden, Kitchenette and Shower Room

Outdoor Space

Three-Tiered East -Facing Rear Garden with Terrace for Outdoor Dining, Mature Trees, Floral Planting & Leafy Shrubbery, Back Gate Entry to Private Lane, Garden Shed, Greenhouse

One Dry-Lined Under-Pavement Cellars in Courtyard at Front of Property

Both Residents’ & Metered Parking available on Scotland Street

DESCRIPTION:

13 Scotland Street occupies the ground, lower and garden levels of an handsome Georgian terrace. The property combines the elegance 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 via a traditional Georgian main front door with an attractive semi-circular fanlight above. This opens into an impressive entrance vestibule that features original Caithness flagstones and decorative cornicing and leads through a double glass-paneled door to a flagstone-paved hallway with a feature archway. Situated at the end of the hall, there is a stone staircase that is incorporated into the property’s turret that curves down to the lower ground and garden level accommodation and features an original stained-glass window.

Sitting Room: With its grand classical design, this beautiful high-ceilinged room is packed with period character featuring ornate cornicing, a rose circle, original Baltic pine wood flooring and two sash windows that offer delightful views across the cobbled street to the Georgian terrace opposite. The focus of the attractive sitting area is an impressive original black marble fireplace which houses a Contura wood-burning stove. The fireplace is flanked on either side by Christopher Howard-designed glass display case with a cupboard below whilst there is an additional bespoke bookcase fitted into a side wall recess. This is wonderful entertaining space with a sense of timeless elegance.  

Principal Bedroom: A generously sized and light-filled room with high ceilings, stripped Baltic pine wood flooring, an attractive white marble fireplace and an Edinburgh Press wardrobe. The large sash window frames the lovely leafy foliage in the garden and St Mary’s Church beyond.

Bathroom: This luxurious modern bathroom has a Victorian style clawfoot bath as the centre of the room and an integrated wash basin unit with drawers and cupboards with an Italian marble top. In addition, there is a walk-in Italian marble-lined shower and an original period feature fireplace. There are also several high-level storage cupboards.

Dining-Kitchen: This beautifully designed Christopher Howard bespoke kitchen has a country-chic appearance with Baltic pine wood flooring and Duck Egg-blue wood-fronted cupboards, display cabinets and drawers. The fitted modern kitchen has a Belfast sink, black granite countertops and several integrated appliances including a gas AGA, full length fridge/freezer and microwave. Hidden discreetly behind bi-folding doors, the current owners have created a walk-in larder that also houses the washing machine. The dining table has been positioned to take advantage of the open leafy views over the gardens to St Mary’s Church,

Hall WC

Two Hall Storage Cupboards

Lower Ground:

Staircase: The stone staircase of the property’s turret curls down to access the two lower levels and the back door to the garden.

Bedroom 2: This is a good-sized and well-presented bedroom with plenty of space for a double bed, large chest of drawers and a vanity table that is currently positioned in front of the large sash window which frames views of the charming garden. There is also an Edinburgh Press wardrobe and an en-suite bathroom which comprises a walk-in shower, wash basin, heated towel rail and WC. The bathroom has a window behind the shower that can open into the turret stairwell providing additional ventilation and light.

Garden Level:

Bedroom 3: Originally the cellar of the house, this floor has been completely renovated by the current owners who have converted it into a versatile space which they currently use as a study, an additional sitting room and occasional bedroom. With French doors that open directly out to a stone-flagged terrace, this en-suite space can be used as a self-contained flat for guests or family. It has an en-suite kitchenette and bathroom comprising a large shower, wash basin, underfloor heating, heated towel rail and WC.

Outside Space:

Rear Garden: Accessed from the base of the turret stairwell, the delightful stone wall-enclosed garden features several areas to sit and dine. Stone steps lead up through the three-tiered garden that features mature trees and leafy shrubbery to the back gate that provides access to a private lane, East Scotland Street Lane and Drummond Tennis Club. There is a green house and garden shed, together with a useful garden outhouse opposite the back door. The garden features uplighters and has electrical power points in the garden itself and in both the greenhouse and the shed. There is also an outside tap. 

Cellar: There is a dry-lined cellar in the courtyard at the front of the house.

SITUATION:

13 Scotland Street is situated on a peaceful, cobbed residential street on the eastern side of Edinburgh’s historic New Town that forms part of the city’s UNESCO World Heritage Site.

It is just a short stroll to cosmopolitan Broughton Street with its independent shops, food stores, pubs, restaurants, and cafes. It is also close to the recently opened St James Quarter, an upmarket mixed-used retail, dining and entertainment complex that has a John Lewis.

The area is well served with local amenities with a Margiotta supermarket on Dundas Street and a Tesco superstore at Canonmills less than a five-minute walk from the property. The property is a stone’s throw from a lovely neighbourhood pub, The Cumberland which has a pretty tree-shaded beer garden.

In terms of recreational, leisure and cultural offerings, there is a multi-screen cineplex and a Nuffield Health Club & Gym at the Omni Centre on Greenside Place that sits adjacent to The Playhouse Theatre, whilst the Scottish National Portrait Gallery is a short walk away.

At the bottom of Scotland Street, King George V Park leads on to an extensive network of off-road cycle and running paths that run along former railway tracks. The members-only Drummond Tennis Club sits to the rear of the property and is popular with local residents. Within easy walking distance of the property is Inverleith Park, a large open parkland with public tennis courts and a children’s play park, and the world-renowned Royal Botanic Gardens.

The property falls within the catchment area for Broughton Primary School, St Mary’s RC Primary School and Drummond Community High School with several private school options, including The Edinburgh Academy, which can be reached on foot in 10 minutes and Fettes College, only 10 minutes by car. The city centre is within easy walking distance and where you will find an abundance of restaurants, shops, museums and historic attractions. Just a short walk away, Waverley Station provides access to both local and national rail links and there are excellent bus and tram services from St Andrew Square to Edinburgh International Airport. The A1 to East Lothian is easily accessible as is the City Bypass that links into Central Scotland’s motorway network.

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 6PU

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.

Prepared July 2022 – First Issue.