SUMMARY OF ACCOMMODATION

Entrance Hall, Open Plan Living-Dining-Kitchen, Expansive Sun Terrace, Utility Room, Hall Cloakroom & Further Hall Storage Cupboard, Guest Bathroom, Principal Bedroom & Dressing Room & En-Suite Bathroom, Double Bedroom & Single Bedroom/Home Office

Double Glazing, Under Floor Heating, Solar Panel Heating, Home Entertainment System with Fully Integrated Audio, Heating, Mood Lighting, Video Security and Alarm Systems with Motion Sensors and Remote Recording Service

COMMUNAL SPACE

Video Entry System, Entrance Hall, Internal Lift and Staircase. Fully Factored Landscaped Gardens, Parking Space in the Underground Parking accessed by Remote Control Electric Gate, Designated Storage in Car Park, Communal Recycling Store

DESCRIPTION:

Flat 2, 25c Kinnear Road is a well-presented, three-bedroomed ground floor apartment boasting stylish and luxurious accommodation with top quality interiors and brand- name appliances.  The property is accessed by car by way of an electric gate from the peaceful road to a private driveaway that leads down to an underground car park. On foot, you enter the property via an iron gate that opens into a paved pathway that leads through the landscaped front garden to the entrance of the property which has a video entry system. Inner glass doors lead into an illuminated marble-floor communal hallway that is shared with one other apartment. There is an internal lift that serves the car park and upper floors. The spacious accommodation is as follows:

▪      Entrance Hall: On entering the luxurious ground-floor apartment all the accommodation is accessed from the Italian marble-floored entrance hall. The hallway features a good-sized cloakroom, a large cupboard, utility room and an additional storage cupboard housing the boiler.

▪      Living-Dining-Kitchen Room: Fire-sensor dark-walnut retractable doors separate the entrance hall and the living-dining space both which are laid with marble flooring. This open plan living, dining and entertaining space is an outstanding visual statement with a striking contemporary design with designated areas for seating and dining. The room benefits from mood lighting and a sophisticated James-Morrow integrated home entertainment system. 

The exceptional space is bathed in natural light from a wall of sliding glazed doors that open out fully to a south-facing 30 square-metre sun terrace that offers plenty of room for al fresco entertaining and dining. The panoramic views over the playing views of the city’s majestic skyline including Edinburgh Castle and Arthur’s Seat are simply stunning. The sitting room area faces the large plasma wall-mounted television with two attractive Japanese wooden veneer feature panels on either side. The interiors of the property have been tastefully furnished and decorated by Bryce Henderson Design.

▪      Kitchen: The bespoke modern fitted kitchen, designed by Kitchen International, incorporates many high specification Siemens’ appliances including an integrated electric oven, coffee machine, two warming plate drawers, dishwasher and an induction hob with extractor fan above. In addition, there is an integrated Liebherr wine fridge, full-size fridge and freezer. There is plenty of preparation space on the marble countertop and storage solutions in the base and upper slate blue-fronted units. In terms of useful gadgets, there is a hot/cold Zip Hydrotap and rotating adaptor banks that can be discreetly hidden. The kitchen features an integrated breakfast bar counter that can accommodate up to four or five diners whilst there is also a designated dining space with room for a large table and chairs in the living room.

▪      Utility Room: This good-sized utility room houses a Siemens’ washing machine, tumble dryer and water tank. It is also the hub for the property’s state-of-the- art IT, security and home entertainment systems.

▪      Guest Bathroom: This sleek porcelain-tiled bathroom comprises a large walk-shower with overheard shower head and additional hand appliance, heated towel rail, integrated wash basin unit with drawer storage below, an illuminated vanity mirror and a WC.

▪      Principal Bedroom: The well-presented double bedroom features a pristine wool carpet and enjoys plenty of light from two windows overlooking the landscaped gardens at the front of the property. It also benefits from a dressing room area featuring three sets of built-in fitted wardrobes. The en-suite porcelain-tiled modern bathroom has a standalone oval bathtub, large shower, integrated double wash basin unit with integrated storage below, two illuminated vanity mirrors, heated towel rail and WC.

▪      Bedroom Two: This is another generously sized double bedroom with open garden outlook over the front of the property and a built-in fitted wardrobe.

▪      Bedroom Three. This single bedroom is currently used as a home office with a wall of bespoke mounted storage units and a front garden outlook.

OUTSIDE SPACE:

Externally, the property is set within a fully factored and landscaped plot with mature trees and evergreen shrubbery. The property comes with one allocated parking space in the underground car park that is entered by a remote-controlled gate as well as via pedestrian access through the building. Each resident has access to a designated and secure storage area in the car park.

SITUATION:

Kinnear Road is widely considered to be one of Edinburgh’s finest addresses and is situated in the leafy Inverleith Conservation Area just over a mile north of the city centre. The sandstone-clad, award-winning development sits at the end of a tranquil cul-de-sac within easy walking distance of all the local amenities in vibrant Stockbridge. 

The location is characterised by its proximity to many green spaces with the Royal Botanic Gardens Edinburgh, one of the world’s finest and largest botanical gardens, on the doorstep. Adjacent to the ‘Botanics’ is Inverleith Park, a wonderful 54-acre recreational park with a large expanse of grass parkland, tree-lined paths, a boating pond, children’s play park, public tennis courts, a bowling green and sports fields.

There are also plenty of leisure and recreational activities on offer in the locality including The Grange Cricket, Tennis and Squash Club, Westwoods Health Club, The Village Gym and the Victorian-built Glenogle Swimming Baths.

The property is just a short walk away from Stockbridge with its bustling village atmosphere, specialist independent shops, delis, cafes, restaurants, bars and a weekly Sunday food market. There are also several supermarkets - Morrisons and Waitrose – within walking distance and there is a M&S and Sainsbury’s at the Craigleith Retail Park, just a short drive away. 

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

The property is situated just over a mile from the city’s main financial business and entertainment districts as well as the recently opened St James Quarter, an upmarket mix-used entertainment and shopping complex.  It lies within easy reach of Haymarket and Waverley stations 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:

The kitchen and bathroom appliances, carpets and curtains are included in the sale price. Items such as the James Morrow TV & Sound System and Bryce Henderson furniture can be negotiated separately with the seller. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

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

Postcode:

EH3 5PG

Outgoings:

Council Tax Band Category: H

EPC:

B

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 January 2022 – First Issue.