Summary of Accommodation

GROUND FLOOR

Entrance Vestibule, T-Shaped Entrance Hall, Drawing Room, Sitting Room, Dining-Kitchen-Living Room with Side & Rear Garden Access, Utility Room. Double Bedroom Five/Home Office, Hall Cloakroom Cupboard, WC Room with Deep Under-Stair Cupboard

FIRST FLOOR

Principal Bedroom with En-Suite Shower Room, Three Further Double Bedrooms, Family Bathroom, Linen Cupboard, Airing/Boiler Cupboard

OUTSIDE SPACE

Private Driveway with Space for Multiple Vehicles, Two Single Garages, Private Front Garden with Lawn, & Mature Trees & Floral Planting, Path & Gate Access

 to Rear Garden, Magnificent South Facing Landscaped Rear Garden with Well-Planted Flower Beds, Mature Trees, Pergola with Paved Dining Terrace, Extensive Entertaining Sun Terrace, Outside Lighting, Garden Shed

DESCRIPTION:

17 Ravelston Dykes is a substantial family house offering both Art Deco period charm and contemporary style. The spacious accommodation is as follows:  

Ground Floor:

•      Entrance Vestibule & Hall: The front door opens into a large entrance vestibule leading to a glass-panelled inner door that opens to the hall.

•      Entrance Hall: The bright and welcoming T-shaped entrance hall accesses all the ground floor accommodation. It is laid with Karndean wood flooring that runs through to the kitchen-dining-living room.

•      Sitting Room: The elegantly furnished and carpeted sitting room is bathed in natural light from a large bay window that offers open leafy views across the front garden. There is a built-in window seat and an attractive Stonecraft modern limestone fireplace.

•      Family Room: With a similar layout and front garden outlook this more informally furnished sitting room features wood flooring, contemporary furnishings and an original fireplace with wood mantel and cast-iron inset and black slate hearth.

•      Kitchen-Dining-Sitting Room: The current owners added this spectacular architect-designed extension to the rear of the property creating an outstanding visual statement with a striking contemporary design. Spanning the entire width of the house, the highly flexible-use space provides ample room for sociable cooking and dining plus a relaxed seating area that is positioned in front of the Dru gas flame-effect modern fireplace. This room benefits from underfloor heating and modern insulation throughout. The bespoke Ekco fitted kitchen features high specification Siemens appliances including an integrated double oven, combi/microwave oven, two warming drawers, full-length fridge and full-length freezer. There is a large, rectangular island that incorporates an induction hob with retractable downdraft extractor fan, double sink with a Quooker tap, integrated dish washer and a breakfast bar counter that can accommodate up to six bar stools. There is plenty of storage solutions in both the deep drawers of the island and the integrated base and upper kitchen units. With a wall of glazed windows incorporating sliding doors that open directly to the rear garden, this stunning south-facing area provides a seamless indoor/outdoor space perfect for large-scale entertaining and al fresco dining. There is an additional door that opens to the side of the property.

•      Utility Room: The well-equipped utility room features an integrated sink, storage units, clothes drying pulley and hanging rail.

•      Bedroom 5/Home Office: This is a versatile-use double room that is currently used as a home office but also provides additional guest accommodation. The light-filled room features both a bay window and a beautiful circular Art Deco window.

•      WC Room: This room features an attractive stained-glass window and has door access to a deep under-stair cupboard.

•      Cloakroom Cupboard.

First Floor:

A carpeted staircase leads up from the entrance hall passing by a magnificent stained-glass window that provides plenty of natural light to the first-floor landing.

•      Principal Bedroom: The well-presented bedroom suite enjoys dual aspect views over the well-planted front and side gardens. It has a walk-in dressing room cupboard and an en-suite bathroom with an attractive Art Deco decorative circular window, a shower cubicle, wash basin unit with storage below, heated towel rail, illuminated mirror -fronted vanity cabinet and a WC.

•      Bedroom 2: Similarly sized double bedroom with lovely views across the front garden through twin windows and an additional window over the side of the property. The bedroom has two built-in double fitted wardrobes.

•      Bedrooms 3 & 4: There are two further good-sized double bedrooms both enjoying wonderful views over the landscaped rear garden. One has a built-in double fitted wardrobe and a shelved cupboard whilst the other has a double fitted wardrobe, a built-in desk area and a modern wash basin unit with drawer storage below and mirror-fronted vanity cabinet above.

•      Family Bathroom: Modern tiled bathroom with a bath, separate rain shower, illuminated vanity mirror, wash basin with drawer storage below and a WC.

Outside Space

Externally, the property sits on a substantial and well-maintained landscaped plot. To the front, there is a long driveway to the left side that provides parking for multiple vehicles and leads to two separate single garages. The centrepiece to the well-established front garden, which features a large lawned area and herbaceous borders, is a beautiful monumental Scots Pine tree. There is a side gate and path from the front to the rear garden. The well-designed south-facing rear garden edge is predominantly laid to lawn and bordered with mature trees (including pear, apple and plum), leafy shrubbery and wide variety of floral planting including lavender, rose and hydrangea bushes. The garden features a delightful wisteria-draped Pergola with a paved seating area. There is an expansive paved sun terrace directly outside the kitchen-dining-living area with plenty of flexible space for entertaining, outdoor seating and al fresco dining. To the side of the property, there are raised planters with topiary and a garden shed.

SITUATION:

17 Ravelston Dykes is set back from tree-lined wide residential road and located in the highly desirable area of Ravelston, less than two miles west of the city centre. Edinburgh’s main shopping streets, business district and many key cultural attractions are all within walking distance.   

There are plenty of local amenities including a Tesco Metro in Roseburn that is easily reached via an off-road path that runs along a former railway track.  It is also a short walk the popular neighbourhood of Stockbridge with its many cafes, independent shops and weekly market. In terms of larger supermarkets, there is a Marks & Spencer and Sainsbury’s at the nearby Craigleith Retail Park.

A wide variety of leisure and recreational facilities can be found in the area including the Scottish Modern Art Galleries, Murrayfield Tennis Club, Edinburgh Sports Club, Murrayfield Golf Club, Edinburgh Zoo and Murrayfield International Rugby Stadium. Furthermore, there are plenty of woodland walks to be enjoyed in the nearby 140-acre Corstorphine Hill Nature Reserve. From Ravelston Dykes, you can access the city’s extensive cycle path network that connects to the city centre and Haymarket Station. 

The area is very popular with families due to its excellent selection of well-regarded schools such as St George’s School and Erskine Stewart’s Melville Schools (ESMS) that are on the doorstep whilst Fettes College is within easy walking distance.

There are regular bus services from nearby Queensferry Road into the city centre as well as from Murrayfield to Haymarket Station in one direction and Edinburgh Airport in the other. Edinburgh City Bypass is within easy reach and provides connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian. 

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 3JE

Outgoings:

Council Tax Band Category: H

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 September 2022 – First Issue.