DESCRIPTION:

Ground Floor:

The main door opens into the entrance vestibule with ornate plasterwork ceiling; tiled floor; Hague blue painted coats cupboards, radiator cover and panelling; coir matting and tiled flooring. Glazed inner door leads into the main hallway area with video entry phone system. Front facing dining room with double sash and case windows; original fire surround, mantel and panelling; ornate plasterwork; two Edinburgh presses; mirrored recess; engineered wood flooring. Superb kitchen designed by Craighead and Woolf features ammonite grey wall and base units throughout; beautifully appointed with Gaggenau and Siemens appliances; central breakfasting bar; silestone counters; Sonos sound system; double sash and case windows with garden views; window seat.

Door from hallway leads down to the basement hall.

Half Landing:

W.C with fitted utility cupboards with washing machine and tumble dryer; soft grey painted woodwork throughout; wood flooring.

First Floor:

Stunning landing area with white painted balustrade and plentiful natural light from the cupola leads into the elegant drawing room, very spacious with triple sash and case windows with front facing views of surrounding Georgian architecture; wood flooring; original fireplace. Door off to family sitting room with rear facing views. Features a fireplace with decorative fire surround; two built in painted bookcases. Family bathroom; rear facing with wood flooring. 

Family bathroom with wood flooring and panelling.

Second Floor:

Further white painted original balustrade and landing area. Stunning cupola with intricate original plasterwork dominates this floor. Principal bedroom with peaceful rear facing views of Melville Street Lane Mews and the dome of West Register House; built-in wardrobes. Ensuite shower room with jack and jill entrance. Double bedroom 2, front facing with two large sash and case windows and ensuite shower room. Double bedroom 3 with fitted wardrobe, also front facing. Utility cupboard with staircase leading to attic level.

Attic Level:

Delightfully light attic space, currently in use as a study/den with two rooflights, one original and one contemporary providing roof access. Eaves storage.

Basement Level:

Accessed either internally from the ground floor hallway or via its own front door from the front basement courtyard. The front courtyard has a fully lined and fitted workshop/store, two dry lined cellars, one with power, and a further small cellar.

Entrance vestibule with glazed door to hallway with engineered oak flooring which extends through to the open plan living area. Two front facing double bedrooms with sash and case windows. Bathroom with jack and jill entrance; walk-in shower. Internal store room. Open plan living space with cast iron stove (gas); Fully fitted and equipped kitchen area with anthracite and walnut wall and base units; silestone countertops; breakfast bar. French doors into courtyard garden and further door into Dining/Garden Room with cast iron stove (gas); bi-folding doors onto terrace. Utility room; fitted units with sink, refrigerator, washing machine and tumble dryer.

Half landing:

Wet room, tiled throughout with walnut vanity unit and underfloor heating.

Courtyard Garden:

Courtyard garden with two terraces; a dining area with electric sun awning and outdoor heating, and a further seating area above. Bike storage with charging for electric bikes. Two private tandem parking spaces with charging point.

SITUATION:

Walker Street with its elegant Georgian facade is immediately adjacent to Melville Street and is a highly sought after address in the heart of Edinburgh’s West End. Within easy walking distance of the central shopping areas of Princes Street and George Street and the village atmosphere of the West End itself with many independent shops, artisanal coffee shops, bars and restaurants.

The property is ideally positioned to take advantage of Edinburgh’s world renowned International, Film and Fringe Festivals; Hogmanay celebrations; the Usher Hall, EICC, Kings, Lyceum and Traverse Theatres; numerous art galleries, museums, cinemas, restaurants and historical attractions and close proximity to the beautiful St Mary’s Cathedral.

There are a number of recreational facilities close by including Drumsheugh Swimming Baths, the Edinburgh Sports Club and Dean Tennis Club whilst the green open spaces of the Royal Botanic Garden, Inverleith Park and the Water of Leith walkway are also nearby.

There is excellent private and state school provision close by including Fettes College, St George’s School for Girls and The Edinburgh Academy.

The area is well served by a Sainsbury’s supermarket on Shandwick Place and a large Waitrose in Stockbridge. There is ample zoned parking; proximity to the city’s efficient bus and tram network and convenient access to Haymarket Station, the City Bypass, A1 and 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:

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 7HX

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.