SUMMARY OF ACCOMMODATION

FIRST FLOOR

Entrance Hall, Sitting Room & Walk-in Home Office Cupboard, Principal Double Bedroom, Second Double Bedroom, Kitchen-Dining Room, Bathroom, Cloakroom Cupboard, Storage Cupboard, Attic Storage

COMMUNAL SPACE

Communal Front Door, Entrance Hall & Well-Maintained Stairwell with Two Storage Cupboards, Large Residents’ Communal Garden

DESCRIPTION:

The immaculately presented flat is accessed via the well-kept communal hall and the staircase to the first floor. The front door of the property opens into a welcoming and bright hall which features a useful deep cloakroom cupboard and an additional cupboard with a hanging rail. With a wonderful outlook overlooking the wide cobbled street, the spacious sitting room is bathed in natural light form the stunning bay window. Featuring recently restored and revarnished hard wood flooring, which runs throughout the property, the contemporary-styled room feature ornate ceiling cornicing, a built-in bookcase and a beautiful original fireplace with decorative inset tiles and a black granite hearth. Accessed from this room is the enchanting walk-in box room that has been cleverly converted into a home office with Volkswagen-print wallpaper and plenty of shelf space. Next door, the generously sized principal double bedroom shares similar atttractive cobbled street views and benefits from a free-standing wardrobe along one side of the room.

With an eye-catching brick-effect splashback, the stylish modern kitchen is well-equipped with integrated appliances including a fridge/ freezer, electric hob, electric oven, extractor fan, dishwasher, washing machine and a stainless-steel sink that sits below a large window that frames the wonderful views over the residents’ garden. There is ample storage in the base and wall mounted white-gloss units as well as well as within the deep walk-in larder cupboard. There is both an integrated breakfast bar counter with three bar stools as well as a designated dining area that can accommodate a good-sized table and chairs. This is a wonderful space to both cook and entertain. The partially tiled modern bathroom comprises a bath with overhead shower appliance, an integrated wash basin and drawer unit, heated towel rail & WC.

Access to extensive attic storage is from a ceiling hatch outside the bathroom. Cited to the rear of the property and enjoying lovely garden views is a further double room that has a charming period fireplace with intricate carved-wood decoration. Access to the enclosed residents’ garden at the rear of the property is through the stairwell on the ground level which also features two storage cupboards. The property shares the well-maintained communal garden which has a large expanse of recently laid grass bordered by mature trees and leafy shrubbery and benefits from a drying line and a patio area, perfect for al fresco dining.

SITUATION:

Comely Bank Avenue offers a leafy residential setting but is situated just a short stroll from all the delights on offer in cosmopolitan Stockbridge. The highly desirable neighbourhood has a bustling village atmosphere and has a wide array of independent shops, artisanal cafes, delis, restaurants, bars, and a weekly Sunday food market.

The area is well catered for in terms of local amenities with a Waitrose and Co-op just a short stroll away whilst there is a post office and library nearby. Also, within walking distance, is Craigleith Retail Park, where you will find a Sainsbury’s, Boots, M&S, Lidl and Homebase.

There are plenty of recreational and leisure facilities on offer in the immediate locality including the Dean Tennis Club, Edinburgh Academicals Rugby Club, Westwoods Health Club, The Grange Cricket, Tennis & Squash Club and the Glenogle Swim Centre. Just a short walk from the property is Inverleith Park, over 50 acres of parkland with community tennis courts, rugby pitches, a boating pond and children’s play park. Adjacent to the park is the world-renowned Royal Botanic Garden Edinburgh.

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary as well as Broughton High School. There are plenty of private schools available locally at Fettes College, The Edinburgh Academy, Erskine Stewarts Melville Schools (ESMs), and St George’s School for Girls.

The property is situated just a short walk away from Princes Street and George Street, the city’s main shopping thoroughfares as well as some of the Scottish capital’s world-class museums, art galleries and historic attractions. It also is within easy reach of Haymarket Station and the excellent tram and bus links to 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:

Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)

Postcode:

EH3 6SF

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 September 2021 – First Issue.