Summary of Accommodation

Ground Floor

Entrance Vestibule, Sitting Room & Trap Door Access to Basement Cellar, Inner Hall, Kitchen -Dining Room, Principal Bedroom, Bathroom, Second Double Room with En-suite Shower Room.

Basement Cellar

Extensive Cellar Space & Storage Area with Plumbing, Lighting & WC Room.

Outside Space

Access to Communal Residents Courtyard, Residents’ Parking & On-Street Permit Parking.

Accommodation:

Situated on a peaceful one-direction road in the heart of Marchmont, entry to this newly renovated two-bedroom unfurnished property is via an attractive grey-slate double Storm door that opens into a small entrance vestibule and leads into the contemporary living space. Freshly painted, this spacious living room features solid wood flooring and an attractive window seat with storage below that sits below a large semi-frosted window.

This light filled space has plenty of room for a comfortable seating area. In one corner of the room there is a trap door that accesses stairs down to an extensive cellar basement and storage room. This could be used for a variety of purposes including a home office, gym or cinema room. There is plumbing and electricity as well as a separate WC room.

The ground floor sitting room leads into an internal hall that accesses the two double bedrooms, main bathroom and kitchen. The well-equipped new kitchen features high-specification appliances including an integrated Russell Hobb induction hob, Hoover oven/grill, Hotpoint washing machine, Kenwood dishwasher, stainless steel double sink, standalone fridge/freezer, base and upper storage units. With a modern look and stylish grey-brick splash back, the kitchen has one large window with a leafy outlook and ample room for a dining table and chairs.

At the front of the house, the principal bedroom is spacious and bright with two windows, working shutters, ceiling cornicing and an in-built bookcase. Next door is a modern bathroom with Grant Westfield Blizzard gloss wall panelling, walk-in shower, bath, wash basin unit with drawer below & WC.

There is a further double bedroom to the rear of the house that benefits from an en-suite shower room with a Pristal glass block feature, Blizzard gloss wall panelling, shower cubicle, wash basin unit with underneath drawer & WC. The property has access to a communal internal courtyard via 20 Roseneath Place.

Situation:

21 Roseneath Place is situated in the highly sought-after residential area of Marchmont. There are plenty of excellent local amenities on the doorstep including a Co-op supermarket and a good range of independent shops.    Within easy walking distance of the property is cosmopolitan Bruntsfield, home to cafes, delis, restaurants and lifestyle stores.

The property is situated just one mile south of Edinburgh’s UNESCO-listed Old Town, separated by the leafy green expanse of The Meadows, where you will find tennis courts, children’s play parks and a pitch and putt course. It is also within easy reach of Holyrood Park that is crowned by the iconic Arthur’s Seat. There are plenty of leisure facilities in the area including historic Warrender Swim & Leisure Centre with its newly refurbished Victorian swimming pool, The Meadows Tennis Club and Prestonfield Golf Club.

The area is popular with young families and professionals as well as students as it’s within easy access to the main campus for Edinburgh University and Napier University.

Roseneath Place falls into the catchment area for the highly regarded James Gillespie’s High School and Primary School, as well as further options at Bruntsfield and Sciennes primary schools and Boroughmuir High School.

The property benefits from excellent proximity to the city’s efficient bus routes, Haymarket railway station, bus and tram links to Edinburgh International Airport and the Edinburgh City By-pass that connects to 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:

EH9 1JB

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.

Prepared November 2021 – First Issue.