Summary of Accommodation

Ground Floor

Entrance Vestibule, Open Plan Kitchen-Dining Room, WC Room, Sitting Room

Integrated Smoke Alarm, Gas Central Heating & Double Glazing

First Floor

Master Bedroom with Access to Extensive Loft Room, Landing Storage/Utility Cupboard, Bathroom with Walk-In Shower, Wash Basin, Heated Towel Rail & WC, Second Double Bedroom

Outdoor Space

Delightful, Enclosed Courtyard with Paved Seating Area, Raised Stone Flower Bed with Leafy Shrubbery & Mature Trees

SITUATION:

Circus Lane is situated in a prime, central location in the heart of the Edinburgh New Town, a UNESCO World Heritage Site. It lies within a highly desirable residential area just a stone’s throw from the Water of Leith walkway, an attractive riverside footpath. It is also within close proximity of several private gardens to which residents can apply for membership as well as the members-only Dean Tennis Club and The Grange Cricket & Tennis Club. The property sits on the doorstep of cosmopolitan Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants and a weekly Sunday food market. It is also well served by several small convenience supermarkets including a nearby Sainsbury’s Local whilst a Waitrose supermarket is within walking distance.

Stockbridge borders Inverleith Park, where you’ll find community tennis courts and a children’s play park, and the world-renowned Royal Botanic Garden.

The property is situated just a short walk away from Princes Street and George Street, the city’s main shopping streets, and the new St James Quarter retail and entertainment complex (opening this summer) as well as some of the city’s world class museums and historic attractions.

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 Cargilfield Prep School, Fettes College, The Edinburgh Academy and St George’s School for Girls.

It lies within easy reach of Waverley Railway Station and St Andrew’s Square Bus Station as well as the excellent tram and bus services that run to Edinburgh International Airport.

ACCOMMODATION

Ground Floor:

The property is accessed directly from Circus Lane via an entrance vestibule that opens into the stunning contemporary-styled dining-kitchen space with wood flooring. A charming round dining table sits in front of the large window to the front of the house allowing diners wonderful views of the pretty cobbled street

·     Two steps lead up to the generously proportioned and well-equipped kitchen that has a natural matt pebble finish, Stonecraft white quartz stone worktop, glazed splashback and under cupboard lighting. It features top-quality integrated appliances including a Siemens combined electric oven/microwave, an electric induction hob, an extractor fan, fridge/freezer, dishwasher and sink. The storage solutions have been cleverly designed with base and wall cupboards as well as bespoke sliding drawers

·     Between the kitchen and sitting room is an all-tiled modern WC room

·     Glass-panelled doors open into the well-presented sitting room that enjoys a fresh contemporary look with top-quality furnishings and fixtures. There is an eye-catching wall-mounted electric log-effect fire and an-oversized Velux window which allows natural light to flood in

·     Glass-panelled French-style double doors open out directly into an enchanting south-facing courtyard garden with a pretty paved seating area backed by an attractive flower bed with leafy shrubbery

First Floor

·     An immaculate grey-carpeted staircase leads up from the kitchen to the upper floor landing that boasts a large double linen cupboard housing the boiler and washing machine

·     The elegant and spacious master bedroom overlooks the cobbled street to the front of the house and has two Georgian sash and case windows with double and secondary glazing

·     A pull-down Ramsay ladder in the master bedroom accesses the extensive loft space which benefits from a pine wood floor, Velux window, natural ventilation and provides ample storage

·     The bright and beautiful second double bedroom is positioned under a large, oversized Velux window offering leafy views

·     Between the two double bedrooms is a stylish Tile Studio-designed modern bathroom with large walk-in shower, WC, heated towel rail, under floor heating and integrated wash basin unit with vanity cabinet below

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 6SU

Outgoings:

Council Tax Band Category: G

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 June 2021 – First Issue