Accommodation comprises:

Entrance/dining hall.; kitchen; drawing room; principal bedroom; shower room; two further double bedrooms one with En Suite, study/storage space.

DESCRIPTION:

Stunning entrance/dining hall space with original wood flooring. Contemporary kitchen supplied by Harvey Jones with wall and base units, glass splash back and wood worktops; flagstone flooring; well-appointed with various freestanding appliances including a Fisher and Paykel oven with gas hob and integrated dishwasher.

Drawing room with original features including beautiful fireplace, ornate cornice work, double sash and case windows with front facing views of surrounding Georgian architecture and the street below; storage cupboard and shelving. Access to the home office/study, and bedroom two with modern en suite shower room, to the other side and is accessed from the hall.

Principal bedroom with double sash and case windows and rear facing views of peaceful neighboring properties and gardens below; original features such as a white marble mantelpiece, ornate cornice work and storage cupboard.

One further good size double bedroom lies to the rear and finally there is a further modern & fully tiled shower room which was recently an upgrade by the current owners.

Communal Space

The property is accessed from the street via the well maintained communal entrance and stone staircase.

SITUATION:

London Street is a lovely street off Drummond Place in the beating heart of the historic New Town area of Edinburgh, which is a designated UNESCO world heritage site and a short walk from Broughton Street, where there are many niche shops, restaurants and coffee shops to explore as well as the usual convenience stores and excellent artisan food shops. Further afield, John Lewis, Harvey Nichols and the Omni Centre with multi screen cinemas are a mere 10 minutes walk as is the National Portrait Gallery on Queens Street, with the main shopping streets of Princes Street and George Street close at hand. The newly refurbished St James Quarter is within easy walking distance with a wide array of high end retailers and restaurants.

Ample green public space is well within walking distance, with George V Park, Inverleith Park and The Royal Botanics easily accessible as are the many and varied cycle paths surrounding the city. Residents of London street have access for Queen Street Gardens East, on payment of an annual fee.

There is excellent state school provision in the area including private schools such as Fettes College and The Edinburgh Academy close by.

Bus and Tram networks provide access to all areas of the city including direct trams to Edinburgh Airport. Edinburgh Waverley and Haymarket Rail stations, access to the city bypass to A1 south and north to Glasgow and the Queensferry Crossing to Fife are within easy reach.

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 not 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 6NA

Outgoings:

Council Tax Band Category: F

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 July 2022 – First Issue.