Summary of Accommodation

GROUND FLOOR

Entrance Vestibule, L-Shaped Hallway, Sitting Room, Dining-Kitchen with Side Door Access, Dining/Living Room with Garden Access, Principal Bedroom, Family Bathroom, Bedroom Two, Bedroom Three/Home Office,

Cloakroom Cupboard, Deep Under-Stair Cupboard

Gas Central Heating

FIRST FLOOR

Two Further Bedrooms, WC, Linen Cupboard, Extensive Under Eaves Attic Storage

OUTSIDE SPACE

Private Paved Driveway for Multiple Vehicles, Double Garage with Door Access to Rear Garden, Private Front Garden with Lawn, Leafy Shrubbery & Floral Planting, Wraparound Path & Gate Access from Front to Back Garden, Enclosed Rear Garden with Well-Established Landscaped Garden, Greenhouse

Unrestricted Roadside Parking Available

DESCRIPTION:

Set back from the street, 22 Lennel Avenue is an attractive two-storey detached five-bedroom property that sits well back from the roadside on a quiet residential street.

The spacious accommodation is as follows:

Ground Floor

Entrance Hall: The traditional main front door opens into a large, tiled entrance vestibule leading to an inner door that opens into a welcoming L-shaped entrance that accesses all the ground floor accommodation.

Drawing Room: The elegantly furnished sitting room enjoys plenty of natural light from an expansive bay window with a charming window seat and lovely open views across the landscaped front garden. The well-presented room features a traditional marble fireplace with wood mantel that houses an integrated gas fire. On the right of the fireplace there is a glass fronted display cabinet with an attractive port hole-shaped window above.

Dining-Kitchen: Spanning the width of the kitchen, a large picture window frames the beautiful views of the landscaped rear garden. In need of some modernisation, the fitted kitchen is functional and spacious featuring an integrated sink, gas hob, electric oven, microwave and an original maid’s bell system. There is ample space for a dining table and chairs and there is a utility area that houses a washing machine, sink and a full-length fridge and freezer. The kitchen offers plenty of storage in the fitted base and upper units as well as within a deep walk-in under-stair cupboard. There is a door that opens out to the side of the house to access the garage, front and rear of the property.

Sitting Room: With dark wood panelling, timber ceiling beams and a traditional fireplace with an integrated gas fire, this versatile-use room is packed full of period character. Most recently it has been used as a second sitting room, but it could easily revert back to be used as a formal dining room. The room benefits from a glass-panelled door, with large windows on either side, that opens out to a sun terrace and the rear garden. On either side of the fireplace, there are two built in bespoke display cases with a cupboard below with one incorporating a serving hatch that opens to the kitchen.

Principal Bedroom: With a lovely view of a mature apple tree in the rear garden, this generously sized room has pedestal wash basin, two large free-standing wardrobes and a dressing table.

Bedroom Two & Three: Two good-sized double rooms that both enjoy an open outlook over the front garden. The larger of the two has a built-in wardrobe whilst the other has a built-in bookcase and has been most recently used as a home office.

Bathroom: This recently installed modern bathroom has a large walk-in shower with both an overhead rain shower and a hand shower appliance, an integrated wash basin unit with drawer storage below, mounted vanity cabinet, heated towel rail and WC.

Hall Cloakroom Cupboard

First Floor

Staircase: A staircase leads up the first-floor accommodation that enjoys plenty of natural light from an overhead window.

Bedroom Four: Overlooking the pretty rear garden, this bright and spacious double room benefits from plenty of storage solutions within the four built-in wardrobes.

Bedroom Five: Sharing the same tranquil garden outlook, this single bedroom has access to a walk-in cupboard that houses the hot water tank and storage.

Landing Storage: There is a large, shelved linen cupboard on the landing as well as cupboard door access to a loft that extends the length of the property.

WC

Outside Space

Externally, the property sits on a large, enclosed plot and is accessed through a front driveway entrance with a wrought-iron gate. There is plenty of room for up to five cars to park on the paved driveaway in front of the house and the rectangular-shaped double garage. The front garden has a manicured lawn with well-stocked floral borders featuring some beautiful rose bushes.

There is path and gate access from the garage side of the property that accesses the spectacular rear garden. The enclosed south-facing garden is backed with mature trees and rhododendron bushes that provide screening and privacy. It is predominantly laid to lawn with several areas for al fresco seating and dining.

SITUATION:

22 Lennel Avenue is situated on a peaceful residential street between Ravelston Dykes and Murrayfield in west Edinburgh, less than two miles from Edinburgh city centre.

There are plenty of local amenities available in nearby Roseburn including a Tesco Metro, which you can walk to easily along an off-road path that runs along a former railway track.  It is also a short walk to Edinburgh’s Modern Art Galleries and the popular neighbourhood of Stockbridge with its many cafes, independent stores and weekly market, along the Water of Leith Walkway. In terms of larger supermarkets, there is a Marks & Spencer and Sainsbury’s at the nearby Craigleith Retail Park.

A wide variety of leisure and recreational facilities can be found in the area including Murrayfield Tennis Club, Edinburgh Sports Club, Murrayfield Golf Club, Murrayfield Ice Rink, Edinburgh Zoo and Murrayfield International Rugby Stadium. And there are plenty of woodland walks to be enjoyed in the nearby 140-acre Corstorphine Hill Nature Reserve. From Ravelston Dykes you can access the city’s extensive cycle path network that connects to the city centre as well as far as South Queensferry.  

The area is very popular with families due to its excellent selection of well-regarded schools. The property falls into the catchment area for Roseburn Primary and Craigmount High School whilst there are plenty of private schooling options with St George’s School and Erskine Stewart’s Melville Schools (ESMS) on the doorstep whilst Fettes College and The Edinburgh Academy are close by.

The property lies only a short drive away from the City Bypass allowing easy access to Edinburgh International Airport and connections to all the main routes across Scotland with the M8 to Glasgow, the M90 motorway to the north and the A1 to East Lothian. There are also excellent bus links from Queensferry Road into the city centre and also from Murrayfield to Haymarket Station in one direction and Edinburgh Airport in the other.

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:

EH12 6DW

Outgoings:

Council Tax Band Category: H

EPC:

D

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 August 2022 – First Issue.