SUMMARY OF ACCOMMODATION

Hall, Sitting Room, Dining-Kitchen, Principal Bedroom, Second Double Bedroom, Bathroom, Box Room/Study

COMMUNAL SPACE

Communal Front Door, Entrance Hall & Well-Maintained Stairwell, Residents’ Communal Garden to The Rear

Residents’ Permit Parking & Metered Parking Available in Surrounding Streets

DESCRIPTION:

The immaculately presented flat is accessed via the well-maintained communal entrance hall and a stone staircase with cast iron balustrade and mahogany handrail which leads up to the third floor. The original pillar box-red double front door of the property opens into a bright and airy hallway.

With a spectacular open outlook down Morningside Road to the church spires of Holy Corner and the Pentland Hills beyond, the high-ceilinged and elegant sitting room is bathed in natural light from the impressive bay window. The contemporarily furnished room features ornamental cornicework, a built-in bookcase and an attractive original fireplace with wooden mantel and decorative inset tiles.

Beside the sitting room is a good sized and versatile box room which benefits from double internal windows. It is currently used for additional storage but could easily be utilised as a home office or nursery,

Positioned at the front of the property, the principal double bedroom is generously sized and beautifully furnished and shares the same stunning open views as the sitting room from a large sash window.

With striking Fired Earth Casino decorative floor tiles, a tiled white brick splash back, base level panelling and exceptionally high-quality oak worktop, the large, modern fitted kitchen is both stylish and well-equipped. It features several integrated appliances including a fridge, freezer, gas hob, microwave, electric oven, extractor fan, washing machine and a double Belfast ceramic sink. There is ample storage in the base and wall mounted grey wood-fronted units and also within the deep walk-in larder cupboard. There is plenty of room for a large dining table which enjoys a leafy outlook in the summer through a large sash window to the rear of the property with views across the Firth of Forth in the winter. The open plan dining-kitchen is a wonderful space for cooking and also for social entertaining. The kitchen additionally benefits from a clothes drying pulley.

The modern monochrome-decorated bathroom features Fired Earth tiles, black speckled marble tiles on the floor and a black marble countertop. The stylish bathroom comprises top quality Bathstore sanitaryware featuring a bathtub with a large rain shower overhead, an integrated wash basin with storage below and a matching WC.

Situated to the rear of the property and enjoying lovely garden views is a further well-presented double room featuring a charming period corner fireplace with pretty decorative inset tiling and an integrated cupboard.

Access to the enclosed residents’ garden at the rear of the property is via stone steps that lead down from communal entrance hall. The good-sized communal garden has a large expanse of grass and a clothes drying line.

SITUATION:

The property is situated right in the heart of vibrant Bruntsfield, one of Edinburgh’s most highly sought-after neighborhoods that lies within walking distance of the city centre.

The location is very well served by local amenities with a Sainsburys Local and Tesco Metro are both just a short walk away whilst a Waitrose supermarket and Marks & Spencer Food Hall on Morningside Road are also within easy walking distance.

Bruntsfield offers a wide range of artisanal cafes, specialist independent shops, delis, restaurants and bars as well as a medical centre, pharmacy and banks. It also benefits from a wide choice of entertainment options including The King’s Theatre, Lyceum Theatre, The Church Hill Theatre and The Dominion cinema in Morningside, a family-run independent cinema.

There is a good range of recreational and leisure facilities nearby including Warrender Swim & Leisure Centre, the Merchants of Edinburgh Golf Club, Prestonfield Golf Club and Craiglockart Leisure and Tennis Centre.

There are plenty of green spaces in the locality including Bruntsfield Links and The Meadows, with its wonderful expanse of parkland with public tennis courts, bowling green and a children’s play park. Further afield the Hermitage of Braid, Braidburn Valley Park and Blackford Hill offer lovely leafy walks whilst there are hiking and cycling trails in the Pentland Hills Regional Park, just a short drive away.

The property falls into the catchment area lies of the well-regarded Bruntsfield Primary School and Boroughmuir Secondary School. There are also several private options in the vicinity including George Watson’s College, George Heriot’s School and Merchiston Boys School. The Edinburgh College of Art, Edinburgh and Napier University campuses are all easily reached on foot.

The UNESCO-listed city centre has much to offer in terms of entertainment with world-class museums, historic attractions as well as restaurants and cafes.  There is plenty of shopping opportunities along the main throughfares of Princes Street and George Street as well as the recently opened St James Quarter, an upmarket retail and entertainment complex.

Lying just under a mile south of the city centre, the area benefits from regular bus services from Bruntsfield into the city. There are also regular bus and tram services from the city centre to Edinburgh International Airport whilst the City Bypass that links into Central Scotland’s motorway network is within easy reach.  

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:

EH10 4DF

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 2022 – First Issue.