Summary of Accommodation:

Entrance hallway, living room, kitchen, two double bedrooms, family bathroom

DESCRIPTION:

Ground Floor

The property is accessed from the communal hall into a welcoming entrance hallway with a cupboard and separate walk-in store. The light and airy living room has a contemporary feel with a bay window with front-facing views to one end, a fireplace with electric fire and ample space for a dining table and chairs. The kitchen is fully fitted with sleek white gloss wall and base; natural wood effect countertops, well appointed with freestanding and integrated appliances including a gas hob with electric oven and a washing machine; a partially glazed rear door leads into the garden.

First Floor

A carpeted staircase leads to this level. Double bedroom 1 with rear facing views and built-in double wardrobe with sliding doors. Double bedroom 2 , front facing, with bay window allowing for plentiful natural light; two wood veneer built-in wardrobes and overhead storage. Family bathroom with deep bathtub and over bath shower, partially tiled with a wall mirror.

Rear Garden

A highlight of this property is the secluded private garden accessed from the kitchen. A south-west facing area, mainly laid out to a section of lawn, which will attract the afternoon and evening sun; beds stocked with mature shrubs and trees; a paved area for outdoor dining. Storage.

Outside

The property is located within a lovely red and sandstone brick development. A pathway leads to the front door. Two unallocated residents permit parking spaces are available.

SITUATION:

The property sits to the east of the city centre, a short five minute walk from bustling Broughton street where there are many niche shops, restaurants and coffee shops to explore as well as the usual convenience stores and excellent artisan food shops.

The newly refurbished St James Retail Quarter, Harvey Nichols and the Omni Centre with multi screen cinemas are a mere 10 minutes walk as is the National Portrait Gallery on Queens Street, with the main shopping streets of Princes Street and George Street close at hand.

Ample green public space is well within walking distance, with both Inverleith Park and The Royal Botanics easily accessible as are the many and varied cycle paths surrounding the city.

There is excellent local school provision in the area, with private schools such as Fettes College, ESMS and The Edinburgh Academy close by.

Bus and Tram networks provide access to all areas of the city including direct trams to Edinburgh Airport. Edinburgh Waverley and Haymarket Rail stations, access to the city bypass to A1 south and north to Glasgow and the Queensferry Crossing to Fife, are within easy reach.

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: EH7 4NF

Outgoings:

Council Tax Band Category: E

 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 March 2022– First Issue