Summary of Accommodation:

Ground Floor:

Entrance vestibule;

First Floor:

Drawing room; sitting/dining room; kitchen

Top Floor:

Principal bedroom; ensuite shower room; family bathroom; two further double bedrooms; study/small double bedroom

DESCRIPTION:

The property is accessed via an elegant entrance and communal hallway with key original features such as pillars, flagstone floors, ornate plasterwork and glass panels.

Ground Floor:

The front door opens into a vestibule area with coir flooring and double coat hanging space. A carpeted staircase with original balustrade and bannister leads upwards past a recessed shelf area.

First Floor:

Landing with balustrade leads into the drawing room with triple sash and case windows, working shutters and lovely open views of Queen Street Gardens; fireplace to one end with carved marble mantelpiece; wood flooring; double doors open into the sitting room to create a vast entertaining space. Alternative entrances to the sitting room and kitchen are on the landing. Bow-ended sitting/dining room with ornate plasterwork, cornice and ceiling rose; original mantelpiece; stunning views over peaceful neighbouring gardens as far as Fife; two deep presses; wood flooring. Kitchen with white gloss wall and base units; dark stained wood effect countertops; well appointed with NEFF appliances including double ovens; 6 gas hob; dishwasher; lovely rear facing views.

Top Floor:

Dominated by a breathtaking cupola which allows for plentiful natural light to flow into the whole apartment; ornate plasterwork embellishments including roses and cornice work with beading and acanthus leaves. Landing with bannister and balustrade.  Principal bedroom with rear facing views and window seat; original fireplace; two double built-in wardrobes with overhead storage. Ensuite shower room with shower cubicle; rainshower and hand-held options; polished wood shelving and vanity unit; heated towel rail; Family bathroom with bathtub and over bath shower; heated towel rail; white gloss vanity units; mirror fronted cupboard housing washing machine and tumble dryer, water tank and boiler. Small section of hallway separates two further double bedrooms with front facing views: double bedroom 2 with double sash and case windows; ensuite shower room; two double built-in wardrobes. Double bedroom 3 with triple built-in wardrobe. Study (or bedroom 4); rear facing.

SITUATION:

A beautiful cobbled street with an elegant facade, Heriot Row is situated in a central location with close proximity to the city centre. This A listed area of the New Town looks very much the same as when it was built, a complete Georgian townscape which is designated a UNESCO world heritage site due to its architectural importance.

George Street and Princes Street, along with several historic and cultural attractions of Edinburgh’s city centre are only a few minutes walk away, whilst the neighbouring area of Stockbridge is a vibrant hub with excellent amenities such as galleries, bars, restaurants, coffee shops and a street food market. Ample green space surrounds the area with parks, cycle paths and Botanical Gardens. Residents are eligible for membership of Queen Street Gardens, the private gardens opposite the property (subject to waiting times). 

There is excellent local and private schooling in the vicinity including The Edinburgh Academy and Fettes College. The area benefits from zoned parking and easy access to Edinburgh’s public transport network, Waverley and Haymarket stations, the city bypass and Edinburgh International Airport.

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:

Mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations).

Postcode: EH3 6ES

Outgoings:

Council Tax Band Category: H

EPC: D

Viewing:

By appointment through Murray & Currie, 60 Queen Street, Edinburgh EH2 4NA. Tel: 0131 226 5050.

Misrepresentations:

1.  The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Murray & Currie, 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 May 2022 – First Issue.