DESCRIPTION:

Lower Ground Level:

The property is accessed from the street level via stone steps into a pristine front courtyard area. Front door opens into a long entrance hallway; double bedroom with walk-in closet; bathroom with two cupboards; steps down to a deep storeroom; large sitting room with built-in bookshelves; adjacent study; double bedroom with garden views; ensuite shower room.

Garden Level:

Light-filled and spacious open-plan kitchen/living/dining room with garden views and door leading into the garden; the kitchen is well appointed with cream shaker style wall and base units; granite worktops and various integrated appliances. Two front facing double bedrooms, both with ensuite shower rooms. Utility room. Cold store room and boiler room accessed from the garden.

Outdoor Space

Courtyard gardens to the front and rear. The rear garden is secluded with mature trees and shrubs; terraced areas.

The property also qualifies for access to Queen Street Gardens, subject to availability and a small annual fee.

SITUATION:

Centrally located with close proximity to the city centre, this A-listed area of the New Town looks very much the same as when it was built, a complete Georgian townscape which is designated a UNESCO world heritage site due to its architectural importance. Heriot Row is a wide cobblestone one-sided street with open aspect views of the private Queen Street Gardens, accessible to residents for 26a Heriot Row.

The central shopping hubs of George Street and Princes Street, along with several historic and cultural attractions of Edinburgh’s city centre are only a few minutes walk away. 

For excellent local amenities, nearby Howe Street and Dundas Street bustle with a selection of shops, cafes and restaurants, as well as a Sainsbury’s Local and Tesco Metro. For larger shopping, there is a Waitrose supermarket nearby in Comely Bank and a larger Tesco at Canonmills. Neighbouring Stockbridge has a vibrant village atmosphere of shops, restaurants, galleries and an artisan market.

Beautiful parks, cycle paths and Botanical Gardens are all within walking distance, whilst residents are eligible for membership of Queens Street Gardens, the private gardens close to the property (subject to waiting times). The area benefits from zoned permit parking and easy access to Edinburgh’s public transport network, Waverley and Haymarket stations, the city bypass and Edinburgh International Airport.

There is excellent local and private schooling in the vicinity including The Edinburgh Academy and Fettes College. 

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:

Mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations).

Postcode: EH3 6EN

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 September 2022 – First Issue.