Key features

• Substantial contemporary family home positioned on one of Edinburgh's most exclusive streets

• Well located for access to the Pentland Hills as well as woodland walks at the Hermitage

• Variety of the city's finest schools within a few miles

• Superb family living and reception space with interlinking south facing rooms across the length of the house

• Five generous double bedrooms of which three have en suite bathrooms

• Sizeable games room with potential for further bedrooms on the second floor

• Wonderful colourful and mature garden grounds of just over 0.5 acres

• Integrated triple garage and extensive off-street parking

DESCRIPTION

The front door opens to the entrance vestibule where there is a large storage cupboard housing all the network cabling and under floor heating manifolds. A further door opens to the welcoming hall, from where the main living accommodation is accessed. To the west side of the house is the music room which could be used as a more formal drawing room, music room or dining room, while facing south and with glorious vistas of the mature garden is the sitting room with a feature fire place with gas living flame fire as well as windows to the south and west. Double doors, which can be left open or closed, lead through to the open plan dining area and kitchen which is a fabulous double height room with two sets of sliding glazed doors opening to the south facing terrace. It is a particularly bright, spacious and impressive room. A further set of double doors open to the adjacent family room, which is an ideal space for children. Also on the ground floor are the practical utility room, a shower room, a home office and a further cloakroom with WC. A door at the eastern end of the hallway opens into the integral triple garage.

The impressive stair rises to the first floor where there are five generous double bedrooms. The principal bedroom suite spans the whole width of the house, with a luxurious en suite bath and shower room, a superb dressing room with extensive wardrobe space and a beautifully proportioned bedroom, with glazed sliding doors opening to the south facing balcony. The views over the garden from here are delightful. Bedrooms two and three are also generous in proportion and benefit from en suite bathrooms, while there is a further family bathroom which serves bedrooms four and five, which are again comfortable double rooms. All these bedrooms benefit from built-in wardrobes with excellent storage space.

A superb floating stair continues to the second floor where there is an exceptional games room which has also been used as a home cinema and gym. To the other side of the landing is a further room which could very easily be used as a further bedroom if required, but currently provides extensive storage.

Grounds

The house is set in wonderfully colourful and mature garden grounds of just over 0.5 acres, and is set to the north of the site to maximise the south facing nature of the garden. A pedestrian gate opens from Hermitage Drive to a stone path leading to the covered front door, while electric gates opening to the generous parking area providing off-street parking for a number of cars, and leading to the triple garage. There are three separate electric up and over doors with plenty space for modern vehicles inside the garage, as well as a workshop and space for gym equipment. The garage also has direct access into the house.

There are a wide variety of mature plants, shrubs and trees around the grounds with a hedge providing excellent screening around the perimeter. The large and impressive lawn extends from the terrace to the rear of the house, spanning the width of the plot and sweeping around the sides of the house. There are colourful herbaceous borders with a range of delightful plants as well as mature shrubs and trees.

Local information

• Hermitage Drive is a highly sought after street with a fine selection of handsome houses in generous and well screened gardens.

• Situated around 2.5 miles south of Princes Street, the property lies within the popular residential district of Morningside.

• There are excellent local shops, bistros and bars in Morningside and Bruntsfield, including a Waitrose, Marks & Spencer, Sainsbury's and Tesco, as well as cultural amenities including the King's Theatre and Dominion Cinema.

• Local sporting facilities include a number of golf courses and there are beautiful local walks in the open spaces of The Braids and The Hermitage while the Pentland Hills are within a couple of miles.

• The property is ideally located for access to the financial district in the West End as well as The Haymarket, The Gyle, Gogarburn and Edinburgh Park.

• George Watson's is within a mile, and a number of other schools, including George Heriot's, Merchiston and Boroughmuir High School, are also nearby.

• The city bypass is within a couple of miles, providing excellent access to the airport and the Central Scotland motorway network.

Additional information

• Listing - The property is not listed but lies within the Morningside Conservation Area

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:

All fitted carpets, curtains, light fittings and integrated white goods are included in the sale.

Services:

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

Postcode:

EH10 6DD

Outgoings:

Council Tax Band Category: H

EPC:

B

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.