SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Hallway, Sitting Room, Family Room & French Door Access to Garden, Dining- Kitchen, Utility Room, & Back Door Access to Garden, WC Room

New Smoke & Alarm System

Gas Central Heating

First Floor

Principal Bedroom, Two Further Double Bedrooms, Box Bedroom/Study, Family Bathroom

Outside Space

 Private Front Garden, Rear Paved Patio Garden with Large Garden Shed

Unrestricted Off-Street Parking

DESCRIPTION:

The three-bedroomed property features spacious and versatile accommodation with an attractive mix of charming period features and contemporary style. The accommodation is as follows:

Ground Floor:

Entrance Vestibule: A traditional timber storm door opens into an entrance vestibule featuring original floor tiling and an inner door with beautiful decorative stained glass. This leads into an L-shaped hallway that is flooded with natural light from a large overheard cupola that is bordered with ornate cornicing and a plasterwork frieze.

Hall: The hall has original wood flooring and offers plenty of storage solutions with a deep under- stair cupboard, a cloakroom cupboard and a row of useful coat hooks.

Sitting Room: This stunning reception room has a wonderful bay window with louvred shutters and has a wealth of original period features including an impressive fireplace with a carved plasterwork mantel that incorporates a wood burning stove. Of particular architectural note is the ornate cornicework, decorative frieze, carved plasterwork ceiling and rose circle. The high-ceilinged room has a contemporary look with a stylish navy-painted feature wall, wood floorboards and an Edinburgh Press.

Kitchen-Dining Room: This wonderful open plan space is divided into a dining room and a modern kitchen with a large sash window overlooking the patio garden. The well-equipped modern kitchen has an integrated SMEG range cooker with gas hob, Siemens microwave, Siemens coffee machine, fridge/freezer, dishwasher, double sink and stone tiled floor. There is plenty of preparation space on the granite worktops and storage solutions in the base and upper kitchen units and in the shelved Edinburgh Press.

Utility Room: Leading directly from the kitchen though an open arch is a good-sized utility room with an integrated Belfast sink, boiler cupboard and space for a washing machine and tumble dryer. The room gives access to a WC room. There is a stable-style door that opens into the patio garden.

Family Room: Adjacent to the kitchen, the family room is spacious and has a relaxed ambiance with a period fireplace, open shelved Edinburgh Press and French doors that open out directly to the rear garden.

First Floor:

Staircase: An original staircase with cast iron balustrade and mahogany handrail leads up to the bright and airy landing.

Principal Bedroom: Mirroring the sitting room layout, this generously sized double room enjoys a wonderful peaceful and unobstructed open outlook across the front of the property though a large bay window. The room also benefits from ornate cornicework, a rose circle, grand marble fireplace and an Edinburgh Press.

Bedroom Two & Three: There are two further good-sized double bedrooms at the rear of the property both featuring an original cast iron fireplace and enjoying an open leafy outlook. The larger of the two has an Edinburgh Press.

Study/Box Bedroom: This is versatile room with a large skylight above that is currently used as a home office.

Family Bathroom: The family bathroom sits at the front of the house and comprises a partially frosted window, bath with shower overhead, wash basin, mounted vanity cabinet, heated towel rail, tiled floor & a WC.

Outside Space:

Externally, the property sits on a secure and sheltered plot and is accessed via a wrought iron gate. A paved pathway leads up through the private front garden that is sheltered from the road by a high hedge and features a pebbled area with a bench. Accessed from both the family room and the utility room, the enclosed rear west-facing garden comprises a paved patio with ample room for al fresco dining. It enjoys leafy views of the mature trees that line the Water of Leith Walkway and North Edinburgh Cycle Network that runs behind the property and connects the city and Leith. There is also a sizeable garden shed.

SITUATION: 

Situated near to the Firth of Forth shoreline, Trinity is a highly sought-after residential area with lovely leafy streets and a thriving community spirit. It lies just two miles north of Edinburgh city centre and enjoys excellent bus and cycle path links to the city centre.

The area is well served with local amenities with an array of independent stores at Goldenacre as well as a Sainsbury’s Local on Craighall Road. Within close proximity, there is an Asda superstore at Newhaven and a M&S Food Hall at the Ocean Terminal shopping and entertainment complex, where there is also a VUE cinema, restaurants, high-street shops, and The Royal Yacht Britannia visitor attraction. There is a farmer’s market every Saturday in nearby cosmopolitan Leith, where you will also find Michelin-starred restaurants, waterfront bars and cafes.

Victoria Park, a beautiful public park with extensive open parkland, large children’s play park, community tennis, football and basketball courts, is located a few minutes’ walk from the property. It is from the park that you can access the North Edinburgh Cycle Network that connects Trinity to the city centre in one direction and the bustling port of Leith. You can also access the Water of Leith Walkway that will lead you to cosmopolitan Stockbridge with its independent shops, restaurants, cafes and weekly market, Inverleith Park and the Royal Botanic Garden Edinburgh.

There is a good range of recreational facilities in the locality such as Lomond Park Tennis & Bowling Club, the St Serf’s Tennis Club and the Pure Gym at Ocean Terminal. It is just a short walk to the picturesque Newhaven Harbour, where you will find several lovely seafood restaurants and a David Lloyd Leisure & Tennis Centre.

The property sits in the catchment area for Trinity Primary School and Trinity Academy whilst there are several private schooling options nearby including Fettes College, Erskine Stewarts’ Melville Schools (ESMS) and The Edinburgh Academy.

There are good bus services to the city centre from nearby Ferry Road and Trinity will benefit from the extension of the city’s tramline to Leith and Newhaven when it is completed which will provide both a link to the city centre and Edinburgh International Airport.

The property lies within easy access of the A1 to East Lothian that links into the City Bypass and 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:

EH6 4QF

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 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 June 2022 – First Issue.