Summary of Accommodation

Ground Floor

Entrance Vestibule, Hall, Drawing Room, Dining Room, Kitchen, Sitting Room & Trapdoor Access to Below Floor Storage, Bathroom, Hall Cloakroom, Hall Under Stair Cupboard

Double Glazed Windows, New Burglar Alarm System, New Smoke Alarm

Mezzanine

Bedroom Five/Home Office

First Floor

Four Double Bedrooms, Bathroom, Linen Cupboard, Extensive Attic Access

Outside Space

Landscaped Front Garden, Enclosed South-Facing Rear Garden with Lage Expanse of Lawn, Mature Shrubbery & Floral Borders, Several Patio Seating Areas, Cellar with Electricity & Water Supply

Resident and Metered Parking on Kingsburgh Road

DESCRIPTION:

15 Kingsburgh Road is an exceptionally well-presented semi-detached sandstone house offering five good sized bedrooms, two reception rooms and two modern bathrooms. The spacious accommodation is as follows:

Ground Floor:

·      Entrance Vestibule: Entry to the property is through a cast iron gate with a paved pathway leading up to the front of the property. The main front door opens into the entrance vestibule that has original floor tiling and a second glass-panelled inner door opens into the hall.

·      Entrance Hall: The grand double entrance hall features a warm autumnal colour palette, hard wood flooring, ornate cornicework and an attractive plasterwork archway. There is a small cloakroom with a washbasin next to the inner front door as well as a deep useful under-stair storage cupboard. A beautiful pitch-pine staircase with decorative balustrade and carpet runner curves up to the first-floor landing that is crowned by the large overhead cupola that allows natural light flood in.

·      Drawing Room: The beautiful bay-windowed drawing room overlooks the landscaped front garden and has an impressive period fire fireplace with living-flame gas fire and Fender seat as the focal point. There is a built-in glass-fronted display cabinet.

·      Dining Room: With an attractive rich green striped wallpaper, this dining room has a formal appearance and is perfect for entertaining. There is a shelved display Edinburgh Press and a glass-panelled door that opens to a raised terrace overlooking the rear garden.

·      Bathroom: This recently refurbished, and partially tiled, bathroom features a stylish statement wallpaper. It comprises a large walk-in shower with both a rain shower and handheld shower appliance, integrated wash hand basin unit with drawer storage, heated towel rail, underflooring heating & WC.

·      Sitting Room: Cited to the rear of the property, the carpeted sitting room has a relaxed look with comfy seating and built-in bookshelves. It has a glass-panelled door that provides access to the garden, an open doorway to the kitchen and a staircase that leads up to the mezzanine level.

·      Kitchen: With bespoke carpentry, this architect-designed kitchen has a wonderful dual garden aspect. The fitted well-equipped kitchen features many high specification integrated NEFF appliances including a dishwasher, oven, microwave/oven, five-burner gas hob including a wok burner and extractor fan. There is also a new Hotpoint washing machine and Baumatic tumble dryer. There are black granite worktops and plenty of storage solutions in the base, upper and revolving larder-style corner cabinets. There is a large utility/storage cupboard under the mezzanine staircase.

Mezzanine:

·      Study/Bedroom Six: A staircase leads up from the sitting room to a good-sized double bedroom with a built-in fitted double wardrobe and lovely views over the garden out to The Pentland Hills. This light-filled former maid’s room is currently used an additional guest bedroom but could easily be a home office or playroom.

First Floor:

·      Principal Bedroom: Overlooking the front garden, the generously sized principal bedroom has a wonderful bay window and a wall of integrated fitted double wardrobes providing both hanging and shelved storage.

·      Bedroom Two: With delightful cream and blue striped wallpaper, the bright and airy double room has open views across to BT Murrayfield Rugby Stadium. In one corner, there is a bespoke integrated wash basin with storage below and above.

·      Bedroom Three & Four: There are two further double bedrooms; one overlooking the front with a built bespoke storage cabinet and one over the rear garden.

·      Bathroom: Featuring a new Velux skylight and Farrow & Ball paintwork, the recently refurbished modern bathroom comprises a bathtub with overhead rain shower and separate hand shower appliance, built-in storage with shelving and cupboard, wash hand basin unit with drawer storage below, underfloor heating, heated towel rail & WC.

·      Storage: On the landing there is a large, shelved linen cupboard and ceiling access to extensive attic storage.

Outside Space:

·      Externally, the property has a landscaped front garden with mature shrubs and trees. To the rear of the house and accessed from stone steps from both the sitting room and dining room, there is a lovely large south-facing garden that is predominantly laid to lawn and edged with well-planted borders with mature rhododendrons and leafy shrubbery. There is several paved seating areas and an extensive cellar that sits below the kitchen that has both electricity supply and plumbing connection.

SITUATION:

Murrayfield is a popular and peaceful residential area lying just a few miles to the west of Edinburgh’s city centre with excellent schools and transport links on the doorstep.

The area is well served by a range of excellent local amenities within a short walk at Roseburn and at Western Corner on Corstorphine Road. There is also a Marks & Spencer and Sainsbury’s at the nearby Craigleith Retail Park, just a short drive away.

The area boasts a wide variety of leisure and recreational facilities including Murrayfield Tennis Club, Edinburgh Sports Club, Murrayfield Golf Club, Murrayfield Ice Rink, Edinburgh Zoo and Murrayfield International Rugby Stadium. There is a David Lloyd Leisure Club in Corstorphine.

There are plenty of wooded walks on the doorstep with the 140-acre Corstorphine Nature Reserve and Roseburn Park within walking distance. Also within easy reach is the picturesque Water of Leith Walkway which leads you to both the Modern Art Gallery and cosmopolitan Stockbridge with its cafes, restaurants, and weekly Sunday food market. It is also easy to access the city’s extensive cycle network from nearby Ravelston Dykes.

The area is very popular with families, largely due to its selection of well-regarded schools. Murrayfield Avenue falls into the catchment area for Roseburn Primary and Craigmount High School. There are plenty of private schooling options with St. George’s School for Girls and Erskine Stewart Melville Schools (ESMS) within walking distance whilst Fettes College and The Edinburgh Academy are also close by.

There is regular bus services Corstorphine Road eastwards to the city centre and Haymarket Station and westwards to Edinburgh International Airport. Also, within close proximity are the Gyle Shopping Centre, the Edinburgh Business Park at South Gyle, the Royal Bank of Scotland HQ at Gogar and 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:

EH12 6DX

Outgoings:

Council Tax Band Category: G

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 April 2022– First Issue.